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Property profile & analytics
OFF-MARKET
Estimated value
$10,385,000
Investment properties
8712 Wilshire Blvd Beverly Hills, CA 90211-2719
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6438291
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1952
Construction
TILT-UP CONCRETE
Total area
9,683 SF
Lot
0.15 ac (6,551 SF)
Zoning code
BHC3*
APN
4333-017-003
UPID
US09-6438291
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
-
Cristina Radu European Skin Hair Salon Nail Salon
-
GG Glam Studio Medical Clinic Skin Care Clinic
-
Draperie's Service Business Service Center
-
La Jolie Hair Salon Nail Salon
-
El Gallery Art Gallery
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.98M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.39M
Owner & transaction history
8712 Wilshire LLC · 4 yrs held
8712 Wilshire LLC
since 2022
Last sale
$10.8M
7 recorded transactions
Zoning & alternative use
BHC3* · Beverly Hills, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$12.9M
+330.6%
Restaurant
$6.3M
+110.8%
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
$10,975,000
ML approach
$8,975,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$12,885,000
Change: +331% · Conversion: Easy
RESTAURANT
$6,305,000
Change: +111% · Conversion: Difficult
Blend value · Realmo final
$10.39M
Range $9.35M – $11.42M · ±10% · vs last sale $10.80M (Jun 1 2022)
Last sale anchor
$10.80M
Jun 1 2022
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
$1,072 / 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
$69,947
Tax year 2024
Assessed value
$5,758,614
Assessed 2024
Previous assessed
$5,758,614
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$5,612,958
Assessed improvement
$145,656
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1952
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Stories
1
Total area
9,683 SF
Lot
0.15 ac (6,551 SF)
Zoning code
BHC3*
APN
4333-017-003
UPID
US09-6438291
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
$12.9M
RESTAURANT
Est. value
$6.3M
OFFICE BUILDING
RESTAURANT
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
1952
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
8712 Wilshire LLC
Entity
Mailing address
701 N LINDEN DR, BEVERLY HILLS, CA 90210-3225
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 1, 2022
$10,800,000
8712 Wilshire LLC
P C Mats
Grant Deed
$6,480,000 · Mufg Union Bank NA
Jun 1, 2022
—
8712 Wilshire LLC
—
Deed
related
$3,363,000 · Business Finance Capital
Jun 9, 2020
—
PC Mats
—
Deed
related
$5,000,000 · Axos Bank
Apr 12, 2019
—
P C Mats
Matsumoto,christopher & Paul C
Quit Claim Deed
$4,540,000 · Lone Oak Fund
Sep 28, 2010
—
Christopher Matsumoto
Lowell,grace
Affidavit Of Death
—
Oct 20, 2003
—
Paul C Matsumoto
Matsumoto,faye O
Quit Claim Deed
related
$1,100,000 · Greenpoint Mortgage Funding
Aug 16, 1996
—
P C Mats
—
Grant Deed
related
$600,000 · American Pacific State Bank
Sep 2, 1994
$1,639,545
Grace Lowell
Prime Pacific In
Grant Deed
related
—
Jun 21, 1994
—
Yahouda Hassid
Hassid,b
Quit Claim Deed
related
—
Jun 21, 1994
$825,000
Prime Pac Investments
Ba Prop,
Trustees Deed
related
—
Sep 16, 1993
—
Ba Properties INC
Jps Wilshire
Grant Deed
related
—
Dec 15, 1989
—
Jps Wilshire
8712
Grant Deed
related
—
Mar 17, 1989
—
8712 Ptnrs
—
Deed Of Trust
related
—
Aug 1, 1988
$1,850,000
8712 Ptnrs
Nowr
Grant Deed
related
$1,300,000 · Nowroozi Hooshan
—
—
Prime Pacific Inv
—
Deed Of Trust
related
$500,000 · First Credit Bank
—
—
Grace Lowell
—
Deed Of Trust
related
$500,000 · First Credit Bank
—
—
P C Mats
—
Deed Of Trust
related
$1,100,000 · American Pacific State Bank
—
—
Jps Wilshire
—
Deed Of Trust
related
$2,200,000 · Individual
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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