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Property profile & analytics
OFF-MARKET
Estimated value
$3,750,000
Apartment buildings
866 Hilldale Ave West Hollywood, CA 90069-4926
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7642739
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1957
Construction
WOOD
Total area
7,782 SF
Lot
0.17 ac (7,244 SF)
Zoning code
WDR3A*
APN
4340-006-016
UPID
US09-7642739
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
$3.75M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.36M
Blend (final)
Blend
$3.75M
Owner & transaction history
Attar LLC · 2 yrs held
Attar LLC
since 2024
Last sale
$3.8M
7 recorded transactions
Zoning & alternative use
WDR3A* · West Hollywood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.2M
+37.4%
Office building
$3.9M
+26.8%
Medical building
$3.5M
+15.1%
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
$3,750,000
ML approach
$3,750,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,080,000
Current use
AUTO REPAIR, GARAGE
$4,230,000
Change: +37% · Conversion: Difficult
OFFICE BUILDING
$3,905,000
Change: +27% · Conversion: Moderate
MEDICAL BUILDING
$3,545,000
Change: +15% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$3,295,000
Change: +7% · Conversion: Difficult
RETAIL STORES
$3,195,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$3.75M
Range $3.38M – $4.13M · ±10% · vs last sale $3.75M (Jul 15 2024)
Last sale anchor
$3.75M
Jul 15 2024
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
$482 / 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
$57,908
Tax year 2024
Assessed value
$4,671,786
Assessed 2024
Previous assessed
$4,671,786
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$3,266,856
Assessed improvement
$1,404,930
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1957
Construction
WOOD
Heating
NONE
Cooling
YES
Units
8
Bathrooms
8
Total area
7,782 SF
Lot
0.17 ac (7,244 SF)
Zoning code
WDR3A*
APN
4340-006-016
UPID
US09-7642739
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WDR3A* · West Hollywood, CA
Zoning WDR3A* · permitted uses
WDR3A* · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$3.1M
AUTO REPAIR, GARAGE
Est. value
$4.2M
OFFICE BUILDING
Est. value
$3.9M
MEDICAL BUILDING
Est. value
$3.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.3M
RETAIL STORES
Est. value
$3.2M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1957
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
8
Bathrooms
8
Lot
0.17 ac
Current owner
From public records · entity-resolved
Attar LLC
Entity
Mailing address
1070 N STRADELLA RD STE #300, LOS ANGELES, CA 90077-2608
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
Jul 15, 2024
$3,750,000
Attar LLC
866 Hilidale Ave LLC
Grant Deed
$1,902,000 · City First Bank NA
May 1, 2023
—
866 Hilldale Ave LLC
866 Hilldale Ave LLC
Intrafamily Transfer
related
$2,290,000 · First Republic Bank
Jan 24, 2022
—
866 Hilldale Ave LLC
Arthur E Levine
Grant Deed
—
May 30, 2019
$1,900,000
Llfo North St Andrews Place LLC
866 Hilldale LLC
Grant Deed
—
Oct 12, 2017
$4,025,000
866 Hilldale LLC
Marilana Properties LLC
Grant Deed
$2,300,000 · Jpmorgan Chase Bank NA
Jul 2, 2010
$2,600,000
Marilana Properties LLC
Aridanproperties LLC
Grant Deed
—
Nov 16, 2007
—
Aridanproperties LLC
Rich,eli A & Galit
Quit Claim Deed
related
—
Nov 29, 2005
—
Barca Trust
Rich,eli A & Galit
Grant Deed
related
—
Nov 21, 2005
—
Eli A Rich
Rich,eli A
Quit Claim Deed
related
—
Nov 18, 2005
—
Eli A Rich
Eli A Rich
Intrafamily Transfer
related
$1,247,000 · Washington Mutual Bank
Sep 17, 2004
$1,470,000
Eli A Rich
Xenon Investment Corp
Grant Deed
$1,000,000 · Kaiser Federal Bank
Sep 17, 2004
—
Xenon Investment Corp
1237 Berkeley Invtrs Of Pdr LLC
Grant Deed
related
—
Jun 15, 2001
$375,000
Dennis Trust
Zak,anita V
Grant Deed
—
Jun 15, 2001
—
Anita Vanzak
Vanzak,a
Quit Claim Deed
related
—
Apr 9, 1996
—
Sixty North Hilldale Eight
Zak,a V
Quit Claim Deed
related
—
Apr 13, 1995
—
Dennis,penrod Trustee
Dennis,p
Quit Claim Deed
related
—
—
—
1237 Berkeley Investors
—
Deed Of Trust
related
$300,000 · Brooks Trust
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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