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Property profile & analytics
OFF-MARKET
Estimated value
$3,145,000
Investment properties
8538 Melrose Ave West Hollywood, CA 90069-5112
Individually Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6352629
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1931
Construction
WOOD
Total area
11,236 SF
Lot
0.21 ac (9,325 SF)
Zoning code
WDC1A*
APN
4337-009-027
UPID
US09-6352629
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
$3.50M
Comparable Approach
Comparable
$3.63M
Blend (final)
Blend
$3.15M
Owner & transaction history
Fh Distributors · 12 yrs held
Fh Distributors
since 2014
7 recorded transactions
Zoning & alternative use
WDC1A* · West Hollywood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$5.1M
+52.1%
Neighborhood: shopping center
$4.8M
+41.4%
Retail stores
$4.6M
+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%
$3,790,000
6.5%
$3,500,000
7%
$3,250,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,365,000
Current use
MEDICAL BUILDING
$5,120,000
Change: +52% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$4,760,000
Change: +41% · Conversion: Difficult
RETAIL STORES
$4,615,000
Change: +37% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$4,445,000
Change: +32% · Conversion: Moderate
Blend value · Realmo final
$3.15M
Range $2.83M – $3.46M · ±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
$280 / 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
$109,156
Tax year 2024
Assessed value
$8,970,831
Assessed 2024
Previous assessed
$8,970,831
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$6,438,825
Assessed improvement
$2,532,006
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
1931
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
11,236 SF
Lot
0.21 ac (9,325 SF)
Zoning code
WDC1A*
APN
4337-009-027
UPID
US09-6352629
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
$3.4M
MEDICAL BUILDING
Est. value
$5.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.8M
RETAIL STORES
Est. value
$4.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.4M
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1931
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
0.21 ac
Current owner
From public records · entity-resolved
Fh Distributors
Individual
Mailing address
11301 W OLYMPIC BLVD STE #206, LOS ANGELES, CA 90064-1652
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 31, 2022
—
Fh Distributors
—
Deed
related
$21,150,000 · Morgan Stanley Private Bank NA
Apr 3, 2014
—
Fh Distributors
Fh Distributors Gp
Grant Deed
$9,500,000 · First Republic Bank
Apr 10, 2012
—
Fh Distributors
—
Deed Of Trust
related
$6,600,000 · Preferred Bank
Aug 24, 2009
—
Fh Distributors
—
Deed Of Trust
related
$3,500,000 · Weinstein Living Trust
Nov 5, 2007
$3,575,000
Fh Distributors Gp
First Huntington Capital
Grant Deed
—
Aug 17, 2007
$9,875,000
First Huntington Capital
Weinstein Living Trust
Grant Deed
$3,500,000 · Weinstein Family Trust
Jun 21, 1990
—
Louis Weinstein
—
Deed Of Trust
related
—
—
—
Fh Distributors Gp
—
Deed Of Trust
related
$3,250,000 · Preferred Bank
—
—
Fh Distributors Gp
—
Deed Of Trust
related
$3,250,000 · Preferred Bank
—
—
Fh Distributors
—
Deed Of Trust
related
$3,500,000 · Weinstein Family Trust
—
—
Fh Distributors
—
Loan Modification
related
$1,000,000 · First Republic Bk
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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