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Property profile & analytics
FOR LEASE
Investment properties
454 N Robertson Blvd West Hollywood, CA 90048
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7299093
For Lease
1 / 6
$725,000
454 N Robertson Blvd, West Hollywood, CA 90048
View Listing →
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1940
Construction
WOOD
Total area
10,460 SF
Lot
0.19 ac (8,298 SF)
Zoning code
LAC2
APN
4334-003-043
UPID
US09-7299093
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
Current use
Occupant on record · Public records
-
Beverley Hills Rides Limousine Service
-
PATS Consultant
-
Earl McGrath Gallery Art Gallery
-
MOVA By Camila Perez - Los Angeles Spa & Massage Center
-
HANDY TOTO Hardware & Home Improvement Interior Design
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$725k
Owner & transaction history
454 Property Development LLC · 4 yrs held
454 Property Development LLC
since 2022
7 recorded transactions
Zoning & alternative use
LAC2 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 West Hollywood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Hollywood 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$69 / 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
$23,366
Tax year 2024
Assessed value
$1,852,239
Assessed 2024
Previous assessed
$1,852,239
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$991,587
Assessed improvement
$860,652
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
For Lease
Year built
1940
Construction
WOOD
Heating
NONE
Stories
1
Total area
10,460 SF
Lot
0.19 ac (8,298 SF)
Zoning code
LAC2
APN
4334-003-043
UPID
US09-7299093
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Los Angeles, CA
Zoning LAC2 · permitted uses
LAC2 · Los Angeles, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Los Angeles. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1940
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.19 ac
Current owner
From public records · entity-resolved
454 Property Development LLC
Entity
Mailing address
148 S BEVERLY DR STE #200, BEVERLY HILLS, CA 90212-3018
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 25, 2022
$8,626,000
454 Property Development LLC
454 N Robertson Owner LLC
Grant Deed
—
Apr 8, 2020
—
Pacific Landmark LLC
—
Deed
related
$2,600,000 · Bank Of Hope
Oct 18, 2019
$4,200,000
454 N Robertson Owner LLC
Cordillera Ventures Ltd
Grant Deed
—
Oct 12, 2016
—
Pacific Landmark LLC
—
Deed
related
$710,000 · Bank Of Hope
Sep 24, 2009
—
Pacific Landmark LLC
—
Deed Of Trust
related
$1,170,000 · Nara Bank
Jun 24, 1997
—
Pandmark Pac
Prime,pac Invs
Quit Claim Deed
related
—
Oct 28, 1994
—
Prime Pacific Investments INC
Rtc Commercial Mortgage Pass T
Grant Deed
$530,000 · First Credit Bank
Dec 28, 1993
$1,395,000
Chemical Bank
Chateau Robertso
Trustees Deed
related
—
Nov 5, 1993
$402,772
Robertson S A Chateau
Baum,michael
Trustees Deed
—
Feb 24, 1989
—
Chicha Phillipe
Chich
Quit Claim Deed
related
$359,490 · Robertson Chatea
—
—
Pacific Landmark LLC
—
Deed Of Trust
related
$1,000,000 · Hanmi Bank
—
—
Pacific Landmark LLC
—
Deed Of Trust
related
$2,600,000 · Bank Of Hope
—
—
Pacific Landmark LLC
—
Deed Of Trust
related
$710,000 · Bank Of Hope
—
—
Pacific Landmark LLC
—
Deed Of Trust
related
$2,450,000 · Bank Of Hope
—
—
Pacific Landmark LLC
—
Deed Of Trust
related
$840,000 · Nara Bank
—
—
Pacific Landmark LLC
—
Deed Of Trust
related
$1,000,000 · Hanmi Bank
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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