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Property profile & analytics
OFF-MARKET
Estimated value
$3,250,000
Office buildings
738 Cahuenga Blvd Los Angeles, CA 90038-3702
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US09-6864099
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1983
Construction
TILT-UP CONCRETE
Total area
9,638 SF
Lot
0.21 ac (9,297 SF)
Zoning code
LACM
APN
5533-032-029
UPID
US09-6864099
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
-
Master Key Visual Effects Film Production Television Studio
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.76M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.25M
Owner & transaction history
Pennywise Holdings LLC · 8 yrs held
Pennywise Holdings LLC
since 2018
7 recorded transactions
Zoning & alternative use
LACM · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$5.2M
+8.3%
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 Los Angeles submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Los Angeles 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%
$4,065,000
6.5%
$3,755,000
7%
$3,485,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,835,000
Current use
AUTO REPAIR, GARAGE
$5,240,000
Change: +8% · Conversion: Difficult
MEDICAL BUILDING
$4,390,000
Change: -9% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$4,080,000
Change: -16% · Conversion: Difficult
RETAIL STORES
$3,955,000
Change: -18% · Conversion: Moderate
Blend value · Realmo final
$3.25M
Range $2.93M – $3.58M · ±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
$337 / 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
$89,976
Tax year 2024
Assessed value
$7,250,872
Assessed 2024
Previous assessed
$7,250,872
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$5,019,835
Assessed improvement
$2,231,037
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 (MULTI-STORY)
Status
Off-Market
Year built
1983
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Total area
9,638 SF
Lot
0.21 ac (9,297 SF)
Zoning code
LACM
APN
5533-032-029
UPID
US09-6864099
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LACM · Los Angeles, CA
Zoning LACM · permitted uses
LACM · Los Angeles, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Los Angeles. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$4.8M
AUTO REPAIR, GARAGE
Est. value
$5.2M
MEDICAL BUILDING
Est. value
$4.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.1M
RETAIL STORES
Est. value
$4.0M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1983
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Lot
0.21 ac
Current owner
From public records · entity-resolved
Pennywise Holdings LLC
Entity
Mailing address
PO BOX 5623, BEVERLY HILLS, CA 90209-5623
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 18, 2018
—
Pennywise Holdings LLC
—
Deed
related
$3,250,000 · City Nat'l Bk
Jan 12, 2018
$6,500,000
Pennywise Holdings LLC
738 Cahuenga LLC
Grant Deed
$3,250,000 · City National Bank
Sep 22, 2017
$4,575,000
738 Cahuenga LLC
Margaret Sim
Grant Deed
$4,195,000 · Evertrust Bank
Aug 15, 2007
—
Margaret Sim
Sim,robert A
Quit Claim Deed
related
—
Nov 22, 2006
—
Margaret Sim
Sim,robert A
Quit Claim Deed
related
—
Nov 22, 2006
$2,200,000
Margaret Sim
Keith D Allan
Grant Deed
$1,650,000 · National Bank Of California
Nov 15, 2006
—
Allan Family Trust
Allan Investment Co LLC
Quit Claim Deed
related
—
Feb 7, 2006
—
Allan Investment Co LLC
Allan Family Trust
Quit Claim Deed
related
—
Jan 30, 2006
—
Keith D Allan
Allan Family Trust
Quit Claim Deed
related
—
Jun 7, 1995
—
Allan,keith D & Melba W Trustees
Allan,k D & M W
Quit Claim Deed
related
—
—
—
Keith D Allan
—
Deed Of Trust
related
$100,000 · Western Security Bank
—
—
Allan Keith D
—
Deed Of Trust
related
$100,000 · Mercury Home Loan
—
—
Pennywise Holdings LLC
—
Deed Of Trust
related
$3,250,000 · City Nat'l Bk
—
—
Allan,tr
—
Deed Of Trust
related
$1,237,500 · Cnl Commercial Finance INC
—
—
Keith D Allan
—
Deed Of Trust
related
$150,000 · Bank Of America
—
—
Keith D Allan
—
Deed Of Trust
related
$750,000 · Bank Of America
—
—
Allan Trust
—
Deed Of Trust
related
$725,000 · Western Security 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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