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Property profile & analytics
OFF-MARKET
Estimated value
$3,090,000
Investment properties
8543 Santa Monica Blvd West Hollywood, CA 90069-4150
Entity Owned
21-yr Hold
Free & Clear
Property ID
US09-7642756
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1940
Construction
TILT-UP CONCRETE
Total area
12,297 SF
Lot
0.75 ac (32,761 SF)
Zoning code
WDC2A*
APN
4339-005-025
UPID
US09-7642756
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
$3.83M
Comparable Approach
Comparable
$3.33M
Blend (final)
Blend
$3.09M
Owner & transaction history
Soto Capital · 21 yrs held
Soto Capital
since 2005
4 recorded transactions
Zoning & alternative use
WDC2A* · West Hollywood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$5.1M
+37.1%
Apartment house (5+ units)
$4.9M
+32.1%
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%
$4,150,000
6.5%
$3,830,000
7%
$3,555,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,685,000
Current use
RETAIL STORES
$5,050,000
Change: +37% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$4,865,000
Change: +32% · Conversion: Moderate
Blend value · Realmo final
$3.09M
Range $2.78M – $3.40M · ±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
$251 / 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
$107,368
Tax year 2024
Assessed value
$8,220,519
Assessed 2024
Previous assessed
$8,220,519
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$6,624,255
Assessed improvement
$1,596,264
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
1940
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
12,297 SF
Lot
0.75 ac (32,761 SF)
Zoning code
WDC2A*
APN
4339-005-025
UPID
US09-7642756
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
$3.7M
RETAIL STORES
Est. value
$5.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.9M
COMMERCIAL (GENERAL) Current
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
1940
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
0.75 ac
Current owner
From public records · entity-resolved
Soto Capital
Entity
Free & Clear · 21 yrs held
Mailing address
PO BOX 17119, BEVERLY HILLS, CA 90209-3119
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 29, 2020
—
Soto Capital LP
—
Deed
related
$12,300,000 · East West Bank
Apr 11, 2005
—
Soto Capital
Soto Capital LLC
Quit Claim Deed
—
Nov 21, 2003
—
Soto Capital LLC
—
Deed Of Trust
related
$5,077,000 · United Commercial Bank
Oct 25, 2002
—
Soto Capital LLC
Gilson,tr
Grant Deed
related
$5,000,000 · First Credit Bank
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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