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Property profile & analytics
OFF-MARKET
Estimated value
$7,725,000
Investment properties
5573 Sepulveda Blvd Culver City, CA 90230-5513
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0343223
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1952
Construction
TILT-UP CONCRETE
Total area
39,085 SF
Lot
2.44 ac (106,168 SF)
Zoning code
CCC3*
APN
4216-029-029
UPID
US10-0343223
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
$7.76M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.73M
Owner & transaction history
Fermanian Properties Culver City Ll · 1 yrs held
Fermanian Properties Culver City Ll
since 2025
Last sale
$7.9M
6 recorded transactions
Zoning & alternative use
CCC3* · Culver City, 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 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
$7,270,000
ML approach
$7,755,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$11,710,000
Current use
INDUSTRIAL (GENERAL)
$11,060,000
Change: -6% · Conversion: Moderate
Blend value · Realmo final
$7.73M
Range $6.95M – $8.50M · ±10% · vs last sale $7.93M (Jan 10 2025)
Last sale anchor
$7.93M
Jan 10 2025
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
$198 / 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
$175,094
Tax year 2024
Assessed value
$14,469,741
Assessed 2024
Previous assessed
$14,469,741
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$13,665,875
Assessed improvement
$803,866
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1952
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Units
4
Total area
39,085 SF
Lot
2.44 ac (106,168 SF)
Zoning code
CCC3*
APN
4216-029-029
UPID
US10-0343223
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CCC3* · Culver City, CA
Zoning CCC3* · permitted uses
CCC3* · 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
COMMERCIAL (GENERAL) Current
Est. value
$11.7M
INDUSTRIAL (GENERAL)
Est. value
$11.1M
COMMERCIAL (GENERAL) Current
INDUSTRIAL (GENERAL)
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
1952
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Units
4
Lot
2.44 ac
Current owner
From public records · entity-resolved
Fermanian Properties Culver City Ll
Entity
Free & Clear · 1 yrs held
Mailing address
860 SPRUCE ST, BERKELEY, CA 94707-2043
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 10, 2025
$15,867,000
Fermanian Properties Culver City Ll
Hillary Reinis
Grant Deed
—
Jan 10, 2025
—
Hillary Reinis
Joffe Properties LP
Grant Deed
—
Jan 10, 2025
$7,933,500
Fermanian Properties Culver City Ll
Joffe Properties LP
Grant Deed
—
Oct 13, 1998
—
Properties L P Joffe
—
Deed Of Trust
related
—
Jan 19, 1994
—
Joffe,rosamond Tr
—
Deed Of Trust
related
—
Nov 24, 1992
—
Joffe Nicolai
—
Deed Of Trust
related
—
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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