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Property profile & analytics
OFF-MARKET
Estimated value
$720,000
Retail space
8537 Washington Blvd Culver City, CA 90232-7462
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6567107
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1956
Construction
TILT-UP CONCRETE
Total area
2,000 SF
Lot
0.1 ac (4,495 SF)
Zoning code
CCC3YY
APN
4312-021-022
UPID
US09-6567107
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
$715k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$720k
Owner & transaction history
8537 Washington LLC · 4 yrs held
8537 Washington LLC
since 2022
7 recorded transactions
Zoning & alternative use
CCC3YY · Culver City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+32.4%
Office building
$1.0M
+22.2%
Medical building
$910,000
+11.0%
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 Culver City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Culver City 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%
$775,000
6.5%
$715,000
7%
$665,000
Alternative Use
Use
Estimation
RETAIL STORES
$820,000
Current use
AUTO REPAIR, GARAGE
$1,085,000
Change: +32% · Conversion: Difficult
OFFICE BUILDING
$1,005,000
Change: +22% · Conversion: Easy
MEDICAL BUILDING
$910,000
Change: +11% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$845,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$720k
Range $648k – $792k · ±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
$360 / 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
$24,175
Tax year 2024
Assessed value
$1,872,720
Assessed 2024
Previous assessed
$1,872,720
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$1,716,660
Assessed improvement
$156,060
Applied tax rate
3.0000
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
1956
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
2,000 SF
Lot
0.1 ac (4,495 SF)
Zoning code
CCC3YY
APN
4312-021-022
UPID
US09-6567107
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CCC3YY · Culver City, CA
Zoning CCC3YY · permitted uses
CCC3YY · Culver City, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Culver City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$820,000
AUTO REPAIR, GARAGE
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$910,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$845,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
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
1956
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.1 ac
Current owner
From public records · entity-resolved
8537 Washington LLC
Entity
Free & Clear · 4 yrs held
Mailing address
1926 E MAPLE AVE, EL SEGUNDO, CA 90245-3493
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 4, 2022
—
8537 Washington LLC
Audrey Hamilton Morrissey
Grant Deed
—
May 12, 2008
$1,600,000
Audrey H Morrissey
Seidman D Living Trust
Grant Deed
—
May 12, 2008
—
Stacey Conchelos
Conchelos,mark
Quit Claim Deed
related
—
Oct 10, 2006
—
Seidman David Living Trust
Seidman,david L
Quit Claim Deed
related
—
Dec 21, 2001
$80,000
Mark J Seidman
Conchelos,stacey
Grant Deed
—
Sep 20, 1995
—
Mark J Seidman
Seidman,m P & S L
Quit Claim Deed
related
—
Dec 27, 1994
—
Mark J Seidman
Seidman,m Pps L
Quit Claim Deed
related
—
May 5, 1972
$39,000
—
—
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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