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Property profile & analytics
OFF-MARKET
Estimated value
$11,375,000
Office buildings
470 Beverly Dr Beverly Hills, CA 90212-4402
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9875244
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1949
Construction
TILT-UP CONCRETE
Total area
8,013 SF
Lot
0.28 ac (12,345 SF)
Zoning code
BHC3YY
APN
4330-029-016
UPID
US09-9875244
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
$11.02M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$14.27M
Blend (final)
Blend
$11.38M
Owner & transaction history
Live Life Beverly LLC · 6 yrs held
Live Life Beverly LLC
since 2020
Last sale
$11.1M
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
$12,240,000
ML approach
$11,020,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$11.38M
Range $10.24M – $12.51M · ±10% · vs last sale $11.13M (Jan 13 2020)
Last sale anchor
$11.13M
Jan 13 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
$1,420 / 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
$144,001
Tax year 2024
Assessed value
$11,928,246
Assessed 2024
Previous assessed
$11,928,246
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$11,258,121
Assessed improvement
$670,125
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
1949
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
8,013 SF
Lot
0.28 ac (12,345 SF)
Zoning code
BHC3YY
APN
4330-029-016
UPID
US09-9875244
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
1949
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.28 ac
Current owner
From public records · entity-resolved
Live Life Beverly LLC
Entity
Mailing address
509 S BEVERLY DR, BEVERLY HILLS, CA 90212-4514
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 13, 2020
$11,125,000
Live Life Beverly LLC
Zina Sherman
Grant Deed
$8,250,000 · American Business Bank
Aug 7, 2015
—
Sherman,zina Trust
Sherman Zina Trust
Quit Claim Deed
related
$705,767 · Bank Of America
Dec 11, 2009
—
Sherman Zina Trust
Sherman J & Z Living Trust
Quit Claim Deed
related
—
May 8, 2008
—
Sherman J & Z Living Trust
Sherman J & Z Living Trust
Quit Claim Deed
related
$863,000 · Bank Of America
Nov 27, 1996
—
Scott D Bader
Mccandless Trust
Grant Deed
$540,000 · Seller
Nov 26, 1996
—
Sherman,jerome & Zina Trustees
Sherman,j & Z
Quit Claim Deed
related
—
Sep 30, 1996
—
Jerry Sherman
Mccandless Trust
Grant Deed
$500,000 · Seller
Mar 31, 1989
$2,800,000
Jerome Sherman
Mull
Grant Deed
$2,100,000 · City National Bank
—
—
Sherman,tr
—
Deed Of Trust
related
$1,165,000 · Bank Of America
—
—
Sherman Trust
—
Deed Of Trust
related
$1,514,000 · 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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