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Property profile & analytics
OFF-MARKET
Estimated value
$2,830,000
Office buildings
465 Beverly Dr Beverly Hills, CA 90212-4433
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-8667949
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1953
Construction
TILT-UP CONCRETE
Total area
9,750 SF
Lot
0.13 ac (5,500 SF)
Zoning code
BHC3YY
APN
4330-027-001
UPID
US09-8667949
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
-
complete plumbing and hvac General Contractor
-
Nahai Insurance Services Insurance Agency
-
Farhad Hanasab Insurance Insurance Agency
-
Beverly Hills Carpet & Tile Cleaning Carpet & Flooring Store Hardware & Home Improvement
-
Tara Thomas Agency Marketing & Advertising Advertising Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.50M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.83M
Owner & transaction history
465 South Beverly Drive LLC
465 South Beverly Drive LLC
since 2025
7 recorded transactions
Zoning & alternative use
BHC3YY · Beverly Hills, 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 Beverly Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Beverly Hills 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,790,000
6.5%
$3,495,000
7%
$3,250,000
Blend value · Realmo final
$2.83M
Range $2.55M – $3.11M · ±10%
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
$290 / 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
$29,705
Tax year 2024
Assessed value
$2,405,251
Assessed 2024
Previous assessed
$2,405,251
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$978,278
Assessed improvement
$1,426,973
Applied tax rate
2.0000
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
1953
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
9,750 SF
Lot
0.13 ac (5,500 SF)
Zoning code
BHC3YY
APN
4330-027-001
UPID
US09-8667949
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
BHC3YY · Beverly Hills, CA
Zoning BHC3YY · permitted uses
BHC3YY · Beverly Hills, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Beverly Hills. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1953
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.13 ac
Current owner
From public records · entity-resolved
465 South Beverly Drive LLC
Entity
Mailing address
8687 MELROSE AVE STE B121, LOS ANGELES, CA 90069-5708
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 16, 2025
—
Parviz Elihu And Simm Elihu Revocab
—
Deed
related
$1,500,000 · City National Bank
Jul 23, 2025
—
465 South Beverly Drive LLC
Bijan Nahai
Grant Deed
—
Sep 29, 2017
—
Bijan Nahai
Nahai,bijan & Mahnaz
Quit Claim Deed
related
—
Sep 29, 2017
$578,000
Parviz Elihu
Elihu,daniel
Grant Deed
related
—
Jul 2, 2015
—
Beverly Investment Co
Elihu Albert
Quit Claim Deed
$1,965,000 · City National Bank
Dec 24, 2013
—
Albert Elihu
Elihu Albert Living Trust
Quit Claim Deed
related
—
Dec 21, 2012
—
Elihu Albert Living Trust
Elihu,albert
Quit Claim Deed
related
—
Sep 26, 2012
—
Albert Elihu
Elihu,aviva
Quit Claim Deed
related
—
Jan 19, 2012
—
Elihu,albert
Elihu,aviva
Quit Claim Deed
related
—
Jul 31, 1996
—
Beverly Investment Co
—
Grant Deed
related
$1,250,000 · City National Bank
Mar 1, 1996
$771,500
Beverly Investment Co
Bazar,kenneth & Athena
Grant Deed
—
—
—
Beverly Investment Co
—
Deed Of Trust
related
$555,000 · California Statewide Certified
—
—
Sandra S Bayrd
—
Deed Of Trust
related
$700,000 · Metrobank
—
—
Beverly Investment Co
—
Deed Of Trust
related
$710,750 · City National 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.
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