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Property profile & analytics
OFF-MARKET
Estimated value
$1,390,000
Investment properties
8461 Melrose Ave West Hollywood, CA 90069-5305
Entity Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6264495
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1946
Construction
TILT-UP CONCRETE
Total area
4,880 SF
Lot
0.1 ac (4,192 SF)
Zoning code
WDC1A*
APN
5528-017-047
UPID
US09-6264495
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
by Request
CAP Approach
CAP
$1.52M
Comparable Approach
Comparable
$1.39M
Blend (final)
Blend
$1.39M
Owner & transaction history
8461 Melrose Avenue LLC · 11 yrs held
8461 Melrose Avenue LLC
since 2015
7 recorded transactions
Zoning & alternative use
WDC1A* · West Hollywood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.2M
+52.1%
Neighborhood: shopping center
$2.1M
+41.4%
Retail stores
$2.0M
+37.1%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,645,000
6.5%
$1,520,000
7%
$1,410,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,460,000
Current use
MEDICAL BUILDING
$2,225,000
Change: +52% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$2,065,000
Change: +41% · Conversion: Difficult
RETAIL STORES
$2,005,000
Change: +37% · Conversion: Easy
WAREHOUSE, STORAGE
$1,365,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$1.39M
Range $1.25M – $1.53M · ±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
$285 / 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
$66,367
Tax year 2024
Assessed value
$5,390,645
Assessed 2024
Previous assessed
$5,390,645
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$3,534,851
Assessed improvement
$1,855,794
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1946
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
4,880 SF
Lot
0.1 ac (4,192 SF)
Zoning code
WDC1A*
APN
5528-017-047
UPID
US09-6264495
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WDC1A* · West Hollywood, CA
Zoning WDC1A* · permitted uses
WDC1A* · 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
COMMERCIAL (GENERAL) Current
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$2.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.1M
RETAIL STORES
Est. value
$2.0M
WAREHOUSE, STORAGE
Est. value
$1.4M
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
WAREHOUSE, STORAGE
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
1946
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.1 ac
Current owner
From public records · entity-resolved
8461 Melrose Avenue LLC
Entity
Mailing address
819 N LA CIENEGA BLVD, WEST HOLLYWOOD, CA 90069-4707
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 24, 2022
—
8461 Melrose Avenue LLC
—
Deed
related
$5,460,000 · Morgan Stanley Private Bank NA
Jun 21, 2018
—
8461 Melrose Avenue LLC
—
Deed
related
$5,490,000 · La Melrose No 49 LLC
Jun 4, 2015
$4,575,000
8461 Melrose Avenue LLC
Tassell Gustave 2000 Trust
Grant Deed
—
Jun 4, 2015
—
Rebecca W Weis
Tassell Gustave
Affidavit Of Death
—
Apr 28, 2000
—
Tassell,gustave Trustee
Tassell,g
Quit Claim Deed
related
—
—
—
8461 Melrose Avenue LLC
—
Deed Of Trust
related
$5,490,000 · La Melrose No 49 LLC
Aug 25, 1969
$67,000
Gustave Tassell
—
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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