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Property profile & analytics
OFF-MARKET
Estimated value
$5,815,000
Manufacturing properties
5909 Blackwelder St Culver City, CA 90232-7305
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6271357
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1963
Construction
TILT-UP CONCRETE
Total area
6,400 SF
Lot
0.18 ac (7,971 SF)
Zoning code
CCM1
APN
4205-003-040
UPID
US09-6271357
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
$5.49M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.21M
Blend (final)
Blend
$5.82M
Owner & transaction history
Fenix Development INC
Fenix Development INC
since 2026
Last sale
$6.1M
7 recorded transactions
Zoning & alternative use
CCM1 · Culver City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.3M
+28.0%
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
$5,275,000
ML approach
$5,490,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$4,110,000
Current use
RESTAURANT
$5,265,000
Change: +28% · Conversion: Difficult
Blend value · Realmo final
$5.82M
Range $5.23M – $6.40M · ±10% · vs last sale $6.05M (Jun 8 2022)
Last sale anchor
$6.05M
Jun 8 2022
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
$909 / 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
$72,506
Tax year 2024
Assessed value
$6,294,420
Assessed 2024
Previous assessed
$6,294,420
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$5,670,180
Assessed improvement
$624,240
Applied tax rate
3.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1963
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
6,400 SF
Lot
0.18 ac (7,971 SF)
Zoning code
CCM1
APN
4205-003-040
UPID
US09-6271357
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CCM1 · Culver City, CA
Zoning CCM1 · permitted uses
CCM1 · 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
INDUSTRIAL (GENERAL) Current
Est. value
$4.1M
RESTAURANT
Est. value
$5.3M
INDUSTRIAL (GENERAL) Current
RESTAURANT
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
1963
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.18 ac
Current owner
From public records · entity-resolved
Fenix Development INC
Entity
Mailing address
2341 MICHIGAN AVE, SANTA MONICA, CA 90404-3907
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 8, 2026
$4,500,000
Fenix Development INC
5909 Blackwelder Owner LLC
Grant Deed
—
Jan 17, 2023
—
5909 Blackwelder Owner LLC
—
Deed
related
$5,400,000 · Signature Bank
Jun 8, 2022
$6,050,000
5909 Blackwelder Owner LLC
5907 Blackwelder LLC
Grant Deed
—
Jan 21, 2021
—
Behnia Family Marital Trust
Goliardico Fondo L/tr
Quit Claim Deed
—
Mar 21, 2012
$1,352,000
Goliardico Fondo Living Trust
Hairabedian,khatchik A & Janet S
Grant Deed
—
Jul 19, 2001
—
David E Naghi
Murra
Grant Deed
related
—
Apr 26, 2001
—
Khatchik A Hairabedian
Murrays Iron Works INC
Grant Deed
$570,000 · National Bank California
Dec 11, 2000
—
Iron Works Murrays
Murrays,
Quit Claim Deed
related
—
Mar 6, 1991
$1,782,000
Iron Works Murrays
Unknown
Grant Deed
—
—
—
Khatchik A Hairabedian
—
Deed Of Trust
related
$750,000 · California Bank & Trust
—
—
Khatchik A Hairabedian
—
Deed Of Trust
related
$750,000 · California Bank & Trust
—
—
Goliardico Fondo Living Trust
—
Deed Of Trust
related
$952,000 · First Western Trust 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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