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Property profile & analytics
OFF-MARKET
Estimated value
$15,325,000
Community centers
8550 Santa Monica Blvd West Hollywood, CA 90069-4496
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7950346
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1982
Construction
CONCRETE
Total area
50,353 SF
Lot
2.23 ac (96,941 SF)
Zoning code
WDC1A*
APN
4337-006-073
UPID
US09-7950346
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
$20.98M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$15.33M
Owner & transaction history
Nowhere West Hollywood LLC · 1 yrs held
Nowhere West Hollywood LLC
since 2024
7 recorded transactions
Zoning & alternative use
WDC1A* · West Hollywood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$25.3M
+18.5%
Medical building
$22.9M
+7.6%
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%
$22,730,000
6.5%
$20,980,000
7%
$19,480,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$21,325,000
Current use
OFFICE BUILDING
$25,270,000
Change: +19% · Conversion: Moderate
MEDICAL BUILDING
$22,940,000
Change: +8% · Conversion: Difficult
RETAIL STORES
$20,675,000
Change: -3% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$19,925,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$15.33M
Range $13.79M – $16.86M · ±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
$304 / 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
$460,833
Tax year 2024
Assessed value
$35,493,457
Assessed 2024
Previous assessed
$35,493,457
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$24,074,207
Assessed improvement
$11,419,250
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1982
Construction
CONCRETE
Heating
NONE
Stories
1
Total area
50,353 SF
Lot
2.23 ac (96,941 SF)
Zoning code
WDC1A*
APN
4337-006-073
UPID
US09-7950346
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WDC1A* · West Hollywood, CAZoning 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
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$21.3M
OFFICE BUILDING
Est. value
$25.3M
MEDICAL BUILDING
Est. value
$22.9M
RETAIL STORES
Est. value
$20.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$19.9M
NEIGHBORHOOD: SHOPPING CENTER Current
OFFICE BUILDING
MEDICAL BUILDING
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
1982
Construction
CONCRETE
Heating
NONE
Stories
1
Lot
2.23 ac
Current owner
From public records · entity-resolved
Nowhere West Hollywood LLC
Entity
Free & Clear · 1 yrs held
Mailing address
1803 PONTIUS AVE, LOS ANGELES, CA 90025-4305
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 27, 2024
—
Nowhere West Hollywood LLC
West Hollywood Development Co LLC
Deed
—
Jul 31, 2023
—
West Hollywood Development Co LLC
—
Deed
related
$72,000,000 · Western Alliance Bank
Jul 26, 2022
—
West Hollywood Development Co LLC
—
Deed
related
$72,000,000 · Western Alliance Bank
Dec 11, 2019
—
West Hollywood Dev Co LLC
—
Deed
related
$27,800,000 · Western Alliance Bk
Dec 2, 2019
—
West Hollywood Dev Co LLC
—
Deed
related
$27,800,000 · Western Alliance Bk
Jan 31, 2018
—
West Hollywood Dev Co LLC
—
Loan Modification
related
$10,227,019 · Western Alliance Bk
Jun 3, 2016
—
West Hollywood Dev Co LLC
—
Trustees Deed
related
$22,400,000 · Western Alliance Bk
Apr 27, 2015
—
West Hollywood Dev Co
8550 Smb LLC
Quit Claim Deed
—
May 2, 2012
$7,400,000
8550 Smb LLC
West Knoll LLC
Grant Deed
—
Dec 13, 2004
—
Rj Tic8550 LLC
8550 Sm LLC
Quit Claim Deed
related
—
Dec 13, 2004
$6,900,000
West Knoll LLC
Rj Tic8550 LLC
Grant Deed
—
Jun 8, 2001
$3,165,000
8550 Sm LLC
Talla Trust
Grant Deed
$2,050,000 · Hanmi Bank
Jan 27, 1999
—
Talla,david M Trustee
Talla,d M
Quit Claim Deed
related
—
Jan 27, 1998
—
Talla,david M
Paanakker Trust
Trustees Deed
$350,000 · First Regional Bank
—
—
West Hollywood Dev Co LLC
—
Loan Modification
related
$27,800,000 · Western Alliance Bk
—
—
West Hollywood Dev Co LLC
—
Loan Modification
related
$19,600,000 · Western Alliance Bk
—
—
West Hollywood Dev Co LLC
—
Deed Of Trust
related
$27,800,000 · Western Alliance 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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