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Property profile & analytics
OFF-MARKET
Estimated value
$2,900,000
Apartment buildings
633 9th St Santa Monica, CA 90402-2842
Individually Owned
1-yr Hold
Free & Clear
Property ID
US09-6998319
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1937
Construction
WOOD
Total area
5,429 SF
Lot
0.17 ac (7,487 SF)
Zoning code
SMR2*
APN
4280-023-023
UPID
US09-6998319
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
$2.90M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.80M
Blend (final)
Blend
$2.90M
Owner & transaction history
Mahin M Ghaffari · 1 yrs held
Mahin M Ghaffari
since 2024
Last sale
$2.9M
5 recorded transactions
Zoning & alternative use
SMR2* · Santa Monica, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.1M
+108.8%
Restaurant
$3.5M
+78.7%
Neighborhood: shopping center
$3.3M
+67.0%
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 Santa Monica submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Monica 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
$2,900,000
ML approach
$2,900,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,980,000
Current use
COMMERCIAL (GENERAL)
$4,130,000
Change: +109% · Conversion: Moderate
RESTAURANT
$3,535,000
Change: +79% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,305,000
Change: +67% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,510,000
Change: +27% · Conversion: Difficult
Blend value · Realmo final
$2.90M
Range $2.61M – $3.19M · ±10% · vs last sale $2.90M (Aug 9 2024)
Last sale anchor
$2.90M
Aug 9 2024
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
$534 / 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
$39,097
Tax year 2024
Assessed value
$3,235,002
Assessed 2024
Previous assessed
$3,235,002
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$2,264,502
Assessed improvement
$970,500
Applied tax rate
8.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1937
Construction
WOOD
Heating
NONE
Cooling
YES
Units
5
Bathrooms
7
Total area
5,429 SF
Lot
0.17 ac (7,487 SF)
Zoning code
SMR2*
APN
4280-023-023
UPID
US09-6998319
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SMR2* · Santa Monica, CA
Zoning SMR2* · permitted uses
SMR2* · Santa Monica, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Santa Monica. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.0M
COMMERCIAL (GENERAL)
Est. value
$4.1M
RESTAURANT
Est. value
$3.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.3M
AUTO REPAIR, GARAGE
Est. value
$2.5M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1937
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
5
Bathrooms
7
Lot
0.17 ac
Current owner
From public records · entity-resolved
Mahin M Ghaffari
Individual
Free & Clear · 1 yrs held
Mailing address
PO BOX 49234, LOS ANGELES, CA 90049-0234
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 9, 2024
—
Mahin M Ghaffari
Mahin M Ghaffari
Intrafamily Transfer
related
—
Jun 12, 2018
$2,900,000
Mahin M Chaffari
Geoffrey Brian Mayo
Grant Deed
$679,000 · Jpmorgan Chase Bank NA
Jun 4, 1999
—
Mayo,caroline J Tr
—
Deed Of Trust
related
—
—
—
Caroline J Mayo
—
Deed Of Trust
related
$50,000 · Santa Monica Bank
Jul 18, 1968
$68,500
Mayo,caroline J Trust
—
Grant Deed
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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