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Property profile & analytics
OFF-MARKET
Estimated value
$4,535,000
Retail space
7950 Fountain Ave West Hollywood, CA 90046-4606
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8577421
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1925
Construction
TILT-UP CONCRETE
Total area
6,222 SF
Lot
0.17 ac (7,338 SF)
Zoning code
WDC1B*
APN
5554-011-001
UPID
US09-8577421
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
$4.22M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.88M
Blend (final)
Blend
$4.54M
Owner & transaction history
Ar 1a Holding LLC · 3 yrs held
Ar 1a Holding LLC
since 2023
Last sale
$4.9M
7 recorded transactions
Zoning & alternative use
WDC1B* · West Hollywood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.5M
+11.2%
Restaurant
$4.1M
+0.1%
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 West Hollywood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Hollywood 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
$4,180,000
ML approach
$4,215,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$4,050,000
Current use
COMMERCIAL (GENERAL)
$4,500,000
Change: +11% · Conversion: Easy
RESTAURANT
$4,050,000
Change: +0% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$3,785,000
Change: -6% · Conversion: Moderate
Blend value · Realmo final
$4.54M
Range $4.08M – $4.99M · ±10% · vs last sale $4.88M (Mar 3 2023)
Last sale anchor
$4.88M
Mar 3 2023
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
$729 / 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
$62,299
Tax year 2024
Assessed value
$4,972,500
Assessed 2024
Previous assessed
$4,972,500
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$4,462,500
Assessed improvement
$510,000
Applied tax rate
1.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1925
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
5
Total area
6,222 SF
Lot
0.17 ac (7,338 SF)
Zoning code
WDC1B*
APN
5554-011-001
UPID
US09-8577421
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WDC1B* · West Hollywood, CA
Zoning WDC1B* · permitted uses
WDC1B* · West Hollywood, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
West Hollywood. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$4.1M
COMMERCIAL (GENERAL)
Est. value
$4.5M
RESTAURANT
Est. value
$4.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.8M
RETAIL STORES Current
COMMERCIAL (GENERAL)
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
1925
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
5
Lot
0.17 ac
Current owner
From public records · entity-resolved
Ar 1a Holding LLC
Entity
Mailing address
1034 E ORANGE GRV AVE, BURBANK, CA 91501-1432
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 3, 2023
$4,875,000
Ar 1a Holding LLC
623 La Peer LLC
Grant Deed
$2,437,500 · Wallis State Bank
Mar 3, 2023
—
Ar1a Holding LLC
—
Deed
related
$1,706,000 · Wallis State Bank
Oct 15, 2019
—
623 La Peer LLC
—
Deed
related
$1,200,000 · A-mark Foundation
Aug 29, 2018
—
623 La Peer LLC
—
Deed
related
$2,865,000 · Umpqua Bank
Dec 23, 2014
$2,700,000
623 La Peer LLC
Nuccio Salvatore Trust
Grant Deed
—
Dec 23, 2014
—
Annette Cardinalitti
Nuccio,frank C
Affidavit Of Death
related
—
Aug 18, 2008
—
Nuccio Francis C Trust
Nuccio Francis C
Quit Claim Deed
related
—
Feb 23, 1994
—
Nuccio,francis C Trustee
Nuccio,s L
Quit Claim Deed
related
—
—
—
623 La Peer LLC
—
Deed Of Trust
related
$1,200,000 · A-mark Foundation
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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