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Property profile & analytics
OFF-MARKET
Estimated value
$2,610,000
Retail space
9000 Washington Blvd Culver City, CA 90232-2543
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6929670
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1979
Construction
TILT-UP CONCRETE
Total area
8,501 SF
Lot
0.18 ac (7,874 SF)
Zoning code
CCC3EY
APN
4206-021-001
UPID
US09-6929670
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
by Request
CAP Approach
CAP
$3.04M
Comparable Approach
Comparable
$1.58M
Blend (final)
Blend
$2.61M
Owner & transaction history
Rds Cc Creative LLC · 6 yrs held
Rds Cc Creative LLC
since 2020
6 recorded transactions
Zoning & alternative use
CCC3EY · Culver City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$4.3M
+22.2%
Medical building
$3.9M
+11.0%
Neighborhood: shopping center
$3.6M
+3.2%
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 Culver City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Culver City 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%
$3,290,000
6.5%
$3,035,000
7%
$2,820,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,490,000
Current use
OFFICE BUILDING
$4,265,000
Change: +22% · Conversion: Easy
MEDICAL BUILDING
$3,875,000
Change: +11% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,600,000
Change: +3% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$3,210,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$2.61M
Range $2.35M – $2.87M · ±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
$307 / 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
$61,316
Tax year 2024
Assessed value
$5,093,798
Assessed 2024
Previous assessed
$5,093,798
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$3,183,624
Assessed improvement
$1,910,174
Applied tax rate
3.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1979
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
8,501 SF
Lot
0.18 ac (7,874 SF)
Zoning code
CCC3EY
APN
4206-021-001
UPID
US09-6929670
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CCC3EY · Culver City, CA
Zoning CCC3EY · permitted uses
CCC3EY · Culver City, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Culver City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$3.5M
OFFICE BUILDING
Est. value
$4.3M
MEDICAL BUILDING
Est. value
$3.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.2M
RETAIL STORES Current
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
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
1979
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.18 ac
Current owner
From public records · entity-resolved
Rds Cc Creative LLC
Entity
Mailing address
441 N BEVERLY DR STE #200, BEVERLY HILLS, CA 90210-4635
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 9, 2020
—
Rds Cc Creative LLC
Maria J Armstrong
Grant Deed
$8,300,000 · City National Bank
Mar 7, 2018
—
Armstrong,marla J 2012 Trust
Washiguera LLC
Quit Claim Deed
$894,687 · Bank Of The West
Mar 7, 2018
$3,075,000
Armstrong,marla J 2012 Trust
Kahn Tina J 2012 Trust
Grant Deed
related
$894,687 · Bank Of The West
Jan 7, 2014
—
Washiguera LLC
Armstrong M J 2012 Trust
Quit Claim Deed
—
Dec 31, 2012
—
Armstrong Marla J 2012 Trust
Kahn Paul L Trust
Grant Deed
related
—
—
—
Armstrong,marla J 2012 Trust
—
Deed Of Trust
related
$894,687 · Bank Of The West
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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