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Property profile & analytics
OFF-MARKET
Estimated value
$10,400,000
Office buildings
4520 Sepulveda Blvd, Culver City, CA 90230-4818
Individually Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0338556
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1996
Construction
TILT-UP CONCRETE
Total area
23,256 SF
Lot
1.58 ac (68,656 SF)
Zoning code
LAC2
APN
4215-007-019
UPID
US10-0338556
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.36M
CAP Approach
CAP
$9.06M
Comparable Approach
Comparable
$11.66M
Blend (final)
Blend
$10.40M
Owner & transaction history
Ryzman Family Ptshp · 6 yrs held
Ryzman Family Ptshp
since 2020
Last sale
$10.1M
7 recorded transactions
Zoning & alternative use
LAC2 · Culver City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$12.6M
+8.3%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Culver City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Culver City submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$11,110,000
ML approach
$10,360,000
CAP Approach
CAP Return
Estimation
6%
$9,815,000
6.5%
$9,060,000
7%
$8,410,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$11,670,000
Current use
AUTO REPAIR, GARAGE
$12,640,000
Change: +8% · Conversion: Difficult
MEDICAL BUILDING
$10,595,000
Change: -9% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$9,850,000
Change: -16% · Conversion: Difficult
RETAIL STORES
$9,550,000
Change: -18% · Conversion: Moderate
Blend value · Realmo final
$10.40M
Range $9.36M – $11.44M · ±10% · vs last sale $10.10M (Mar 17 2020)
Last sale anchor
$10.10M
Mar 17 2020
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$447 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$105,934
Tax year 2024
Assessed value
$8,781,332
Assessed 2024
Previous assessed
$8,781,332
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$8,577,615
Assessed improvement
$203,717
Applied tax rate
12.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1996
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
23,256 SF
Lot
1.58 ac (68,656 SF)
Zoning code
LAC2
APN
4215-007-019
UPID
US10-0338556
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Culver City, CA
Zoning LAC2 · permitted uses
LAC2 · Culver City, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Culver City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$11.7M
AUTO REPAIR, GARAGE
Est. value
$12.6M
MEDICAL BUILDING
Est. value
$10.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$9.9M
RETAIL STORES
Est. value
$9.6M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1996
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.58 ac
Current owner
From public records · entity-resolved
Ryzman Family Ptshp
Individual
Mailing address
5967 W 3RD ST STE #102, LOS ANGELES, CA 90036-2835
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 17, 2020
$10,100,000
Ryzman Family Ptshp
Khasigian Properties LP
Grant Deed
—
Mar 6, 2020
—
Khasigian Properties LP
—
Deed
related
$300,000 · Fresno-madera Production Credi
Dec 12, 2019
—
Khasigian Properties LP
—
Grant Deed
related
$3,538,000 · Fresno-madera Production Credi
Mar 26, 2019
—
Khasigian Properties LP
—
Grant Deed
related
$2,525,000 · Fresno-madera Production Credi
Dec 28, 2017
—
Khasigian Properties LP
—
Deed
related
$405,100 · Fresno Madera Prod Credit Assn
Feb 3, 2009
—
Amos Khasigian
Khasigian Family Trust
Quit Claim Deed
—
Oct 26, 2006
—
Khasigian Family Trust
Khasigian,anna R
Affidavit Of Death
related
—
Sep 19, 1994
—
Khasigian Amos
—
Deed Of Trust
related
—
—
—
Khasigian Properties LP
—
Deed Of Trust
related
$300,000 · Fresno-madera Production Credi
—
—
Khasigian Properties LP
—
Deed Of Trust
related
$405,100 · Fresno Madera Prod Credit Assn
—
—
Khasigian Properties LP
—
Deed Of Trust
related
$550,000 · Fresno Madera Prod Credit Assn
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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