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Property profile & analytics
OFF-MARKET
Estimated value
$960,000
Investment properties
8515 Santa Monica Blvd West Hollywood, CA 90069-4107
Entity Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9923531
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1951
Construction
WOOD
Total area
5,174 SF
Lot
0.23 ac (10,115 SF)
Zoning code
WDC2A*
APN
4339-003-011
UPID
US09-9923531
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
by Request
Comparable Approach
Comparable
$1.08M
Blend (final)
Blend
$960k
Owner & transaction history
Liliram LLC · 10 yrs held
Liliram LLC
since 2016
7 recorded transactions
Zoning & alternative use
WDC2A* · West Hollywood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,550,000
Current use
Blend value · Realmo final
$960k
Range $864k – $1.06M · ±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
$186 / 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
$34,299
Tax year 2024
Assessed value
$2,680,350
Assessed 2024
Previous assessed
$2,680,350
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$1,607,199
Assessed improvement
$1,073,151
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
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1951
Construction
WOOD
Heating
NONE
Stories
1
Total area
5,174 SF
Lot
0.23 ac (10,115 SF)
Zoning code
WDC2A*
APN
4339-003-011
UPID
US09-9923531
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WDC2A* · West Hollywood, CA
Zoning WDC2A* · permitted uses
WDC2A* · 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
$1.6M
COMMERCIAL (GENERAL) Current
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
1951
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.23 ac
Current owner
From public records · entity-resolved
Liliram LLC
Entity
Mailing address
10810 VIA VERONA ST, LOS ANGELES, CA 90077-2327
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 2, 2022
—
Liliram LLC
—
Deed
related
$750,000 · Citizens Business Bank
Sep 30, 2020
—
Lillram LLC
—
Deed
related
$500,000 · Citizens Business Bank
Mar 14, 2016
—
Liliram LLC
Kayvan,iradj & Edna
Quit Claim Deed
—
Jun 28, 2010
—
Carlson Leonard Tr
Constantino,charles
Affidavit Of Death
—
Jun 28, 2010
$2,118,000
Iradj Kayvan
Egst Qtip Trust
Grant Deed
$600,000 · Private Individual
Oct 17, 2007
—
Costantino Family Trust
Costantino Family Trust
Quit Claim Deed
related
—
Oct 12, 2007
—
Costantino Family Trust
Costantino Family Trust
Quit Claim Deed
related
—
Nov 14, 2001
—
Costantino,charles Tr
Costantino,c Tr
Quit Claim Deed
related
—
—
—
Iradj Kayvan
—
Deed Of Trust
related
$600,000 · Egst Qtip Trust
Jul 8, 1960
—
—
—
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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