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Property profile & analytics
OFF-MARKET
Estimated value
$680,000
Office buildings
8930 Keith Ave, West Hollywood, CA 90069
Entity Owned
10-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9542324
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1923
Construction
WOOD
Total area
1,637 SF
Lot
0.07 ac (3,131 SF)
Zoning code
WDC1
APN
4340-009-008
UPID
US09-9542324
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
$525k
CAP Approach
CAP
$640k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$680k
Owner & transaction history
Triangle Ventures LLC · 10 yrs held
Triangle Ventures LLC
since 2016
7 recorded transactions
Zoning & alternative use
WDC1 · West Hollywood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$890,000
+8.3%
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 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
$525,000
CAP Approach
CAP Return
Estimation
6%
$690,000
6.5%
$640,000
7%
$590,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$820,000
Current use
AUTO REPAIR, GARAGE
$890,000
Change: +8% · Conversion: Difficult
MEDICAL BUILDING
$745,000
Change: -9% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$695,000
Change: -16% · Conversion: Difficult
RETAIL STORES
$670,000
Change: -18% · Conversion: Moderate
Blend value · Realmo final
$680k
Range $612k – $748k · ±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
$415 / 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
$44,025
Tax year 2024
Assessed value
$3,657,000
Assessed 2024
Previous assessed
$3,657,000
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$3,551,390
Assessed improvement
$105,610
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1923
Construction
WOOD
Heating
CENTRAL
Stories
1
Rooms
9
Bathrooms
2
Total area
1,637 SF
Lot
0.07 ac (3,131 SF)
Zoning code
WDC1
APN
4340-009-008
UPID
US09-9542324
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WDC1 · West Hollywood, CA
Zoning WDC1 · permitted uses
WDC1 · 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
OFFICE BUILDING Current
Est. value
$820,000
AUTO REPAIR, GARAGE
Est. value
$890,000
MEDICAL BUILDING
Est. value
$745,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$695,000
RETAIL STORES
Est. value
$670,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
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
1923
Construction
WOOD
Heating
CENTRAL
Stories
1
Rooms
9
Bathrooms
2
Lot
0.07 ac
Current owner
From public records · entity-resolved
Triangle Ventures LLC
Entity
Free & Clear · 10 yrs held
Mailing address
15260 VENTURA BLVD STE #1040, SHERMAN OAKS, CA 91403-5345
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
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
Apr 7, 2021
—
Triangle Ventures LLC
—
Deed
related
$41,000,000 · Tahoe Estates LLC
May 19, 2016
$3,151,000
Triangle Ventures LLC
Leavin Margo Trust
Grant Deed
—
Feb 1, 2016
—
Leavin,margo Trust
Leavin Margofamily Trust
Quit Claim Deed
related
—
Jul 6, 2009
—
Leavin Margo Family Trust
Leavin,margo
Quit Claim Deed
related
—
Oct 28, 1988
$367,500
Margo Leavin
Nemo Henry
Grant Deed
—
—
—
Margo H Leavin
—
Deed Of Trust
related
$240,000 · Bank Of America
—
—
Henry Nemo
—
Deed Of Trust
related
$44,000 · Neman Shalom
—
—
Margo Leavin
—
Deed Of Trust
related
$231,000 · Indymac Bank Fsb
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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