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Property profile & analytics
OFF-MARKET
Estimated value
$13,210,000
Turn key restaurants
8635 Wilshire Blvd Beverly Hills, CA 90211-3001
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7167964
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1933
Construction
TILT-UP CONCRETE
Total area
6,485 SF
Lot
0.29 ac (12,757 SF)
Zoning code
BHC3*
APN
4334-014-042
UPID
US09-7167964
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
Current use
Occupant on record · Public records
-
Modernitive AllAbout Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.89M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$13.21M
Owner & transaction history
Scd 8633 Wilshire LLC · 5 yrs held
Scd 8633 Wilshire LLC
since 2020
Last sale
$16.0M
5 recorded transactions
Zoning & alternative use
BHC3* · Beverly Hills, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$8.6M
+104.3%
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 Beverly Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Beverly Hills 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
$16,875,000
ML approach
$9,890,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$8,630,000
Change: +104% · Conversion: Moderate
Blend value · Realmo final
$13.21M
Range $11.89M – $14.53M · ±10% · vs last sale $16.00M (Dec 22 2020)
Last sale anchor
$16.00M
Dec 22 2020
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
$2,037 / 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
$204,497
Tax year 2024
Assessed value
$16,979,327
Assessed 2024
Previous assessed
$16,979,327
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$16,968,715
Assessed improvement
$10,612
Applied tax rate
2.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1933
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
6,485 SF
Lot
0.29 ac (12,757 SF)
Zoning code
BHC3*
APN
4334-014-042
UPID
US09-7167964
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
BHC3* · Beverly Hills, CA
Zoning BHC3* · permitted uses
BHC3* · Beverly Hills, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Beverly Hills. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$8.6M
OFFICE BUILDING
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
1933
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.29 ac
Current owner
From public records · entity-resolved
Scd 8633 Wilshire LLC
Entity
Free & Clear · 5 yrs held
Mailing address
389 W INTERPACE PKWY5THFL, PARSIPPANY, NJ 07054-1132
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 22, 2020
$16,000,000
Scd 8633 Wilshire LLC
Goggles 8633 LLC
Grant Deed
—
Sep 3, 2019
$5,900,000
Goggles 8633 LLC
Domenic Andreone
Grant Deed
$6,370,000 · U S Real Estate Credit Holdings III
Jun 14, 1991
$709,000
Andreone,dominic
Medica,don
Trustees Deed
$400,000 · Seller
Jun 14, 1991
$1,081,000
Andreone,domenic
Pourat,bijan
Trustees Deed
related
$300,000 · Individual
—
—
Bijan Pourat
—
Deed Of Trust
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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