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Property profile & analytics
OFF-MARKET
Estimated value
$14,470,000
Office buildings
8942 Wilshire Blvd Beverly Hills, CA 90211-1908
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-9875481
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1989
Construction
STEEL FRAME
Total area
81,762 SF
Lot
0.53 ac (23,022 SF)
Zoning code
BHC3*
APN
4333-001-053
UPID
US09-9875481
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
-
Public Art Untitled sculpture by Eric Orr Cultural Landmark Art
-
WTG Enterprises Film Production Television Studio
-
Phone Number Info Employment Agency
-
Wilshire La Peer Corporate Office
-
Dosse Entertainment Management Employment Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$13.62M
Blend (final)
Blend
$14.47M
Owner & transaction history
Blue Terra Vista LLC
Blue Terra Vista LLC
since 2025
7 recorded transactions
Zoning & alternative use
BHC3* · 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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$14.47M
Range $13.02M – $15.92M · ±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
$177 / 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
$1,219,357
Tax year 2024
Assessed value
$101,162,266
Assessed 2024
Previous assessed
$101,162,266
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$21,872,921
Assessed improvement
$79,289,345
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 (MULTI-STORY)
Status
Off-Market
Year built
1989
Construction
STEEL FRAME
Heating
NONE
Stories
3
Total area
81,762 SF
Lot
0.53 ac (23,022 SF)
Zoning code
BHC3*
APN
4333-001-053
UPID
US09-9875481
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.
Building & site characteristics
From public records
Year built
1989
Construction
STEEL FRAME
Heating
NONE
Stories
3
Lot
0.53 ac
Current owner
From public records · entity-resolved
Blue Terra Vista LLC
Entity
Mailing address
3600 BIRCH ST STE #250, NEWPORT BEACH, CA 92660-2645
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 18, 2025
$90,000,000
Blue Terra Vista LLC
8942 Wilshire LLC
Grant Deed
$67,500,000 · Jpmorgan Chase Bank NA
Jul 28, 2025
—
8942 Wilshire LLC
—
Deed
related
$64,000,000 · Aareal Capital Corporation
Apr 1, 2019
$107,500,000
8942 Wilshire LLC
8942 Wilshire Holdings Vii LP
Trustees Deed
$64,000,000 · Aareal Cap
Sep 19, 2017
—
W & O 8942 Wilshire Holdings Vii
8942 Wilshire Blvd La Owner
Quit Claim Deed
$62,250,000 · Aareal Cap
Jul 16, 2014
$40,500,405
8942 Wilshire Blvd La Owner LLC
Tbo Realty LLC
Grant Deed
$31,300 · Pacific Western National Bank
Aug 1, 2012
$25,200,000
Wbcmt 2006-c27 Office 8942 LP
Beacon Default Mgmt INC
Trustees Deed
—
Mar 17, 1999
$10,420,272
Tbo Realty LLC
—
Grant Deed
related
—
Jun 2, 1997
—
Don Lee INC
—
Deed Of Trust
related
—
Feb 21, 1992
—
Lee Don INC
—
Deed Of Trust
related
—
—
—
Wilshire Lapeer Co
—
Deed Of Trust
related
$5,000,000 · First Los Angeles Bank
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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