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Property profile & analytics
OFF-MARKET
Estimated value
$3,025,000
Office buildings
8845 Olympic Blvd Beverly Hills, CA 90211-3605
Trust Owned
Free & Clear
Property ID
US09-6438136
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1948
Construction
TILT-UP CONCRETE
Total area
8,400 SF
Lot
0.14 ac (5,998 SF)
Zoning code
BHC3YY
APN
4333-006-018
UPID
US09-6438136
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
-
Rolls-Royce Motor Cars Beverly Hills Car Dealership
-
Customer Strategy Consulting Advertising Agency
-
Sayeh Video & Photography Photography Service (Bike/Boat/Book/etc) Store
-
Marcy Sherman & Associates Business Management Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.02M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.03M
Owner & transaction history
Merin Living Trust
Merin Living Trust
since 2026
7 recorded transactions
Zoning & alternative use
BHC3YY · Beverly Hills, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,265,000
6.5%
$3,015,000
7%
$2,800,000
Blend value · Realmo final
$3.03M
Range $2.72M – $3.33M · ±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
$360 / 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
$34,879
Tax year 2024
Assessed value
$2,843,558
Assessed 2024
Previous assessed
$2,843,558
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$1,447,720
Assessed improvement
$1,395,838
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1948
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
8,400 SF
Lot
0.14 ac (5,998 SF)
Zoning code
BHC3YY
APN
4333-006-018
UPID
US09-6438136
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
BHC3YY · Beverly Hills, CA
Zoning BHC3YY · permitted uses
BHC3YY · 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.
Building & site characteristics
From public records
Year built
1948
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.14 ac
Current owner
From public records · entity-resolved
Merin Living Trust
Trust
Free & Clear · 0 yrs held
Mailing address
PO BOX 6947, BEVERLY HILLS, CA 90212-6947
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 28, 2026
—
Merin Living Trust
Susan Nancy Merin Oglove
Deed
—
Sep 21, 2016
—
Rodsky,laurie Trust
Merin Living Trust
Quit Claim Deed
related
—
Aug 16, 2002
—
Oglove,susan M Tr
Oglove,s M
Quit Claim Deed
related
—
Jan 21, 1997
—
Ruth Merin
Merin R Trustee,
Quit Claim Deed
related
—
Jan 4, 1996
$164,054
Merin Trust
Ysleta LP
Grant Deed
—
Jun 30, 1994
—
Merin,ruth Tr
—
Deed Of Trust
related
—
Apr 13, 1994
—
Merin,ruth Trustee
Merin,r Trustee
Quit Claim Deed
related
—
Mar 22, 1994
—
Merin,nathan&ruth Trustees
Merin,n A&r L
Quit Claim Deed
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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