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Property profile & analytics
OFF-MARKET
Estimated value
$76,990,000
Office buildings
9033 Wilshire Blvd Beverly Hills, CA 90211-1837
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8505154
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1958
Construction
TILT-UP CONCRETE
Total area
48,437 SF
Lot
0.34 ac (15,003 SF)
Zoning code
BHC3*
APN
4335-028-045
UPID
US09-8505154
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
-
USC Norris Westside Cancer Center Medical Clinic Hospital
-
Dr. Brian D Gold Physician Medical Clinic
-
Khalili Center Medical Clinic
-
Dr. Larissa V. Rodriguez, MD Physician Medical Clinic
-
Mitchell E. Gross, MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$86.26M
Blend (final)
Blend
$76.99M
Owner & transaction history
Wilshire Office LLC · 5 yrs held
Wilshire Office LLC
since 2021
Last sale
$74.4M
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
$72,920,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$76.99M
Range $69.29M – $84.69M · ±10% · vs last sale $74.39M (Mar 19 2021)
Last sale anchor
$74.39M
Mar 19 2021
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
$1,589 / 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
$950,450
Tax year 2024
Assessed value
$78,943,263
Assessed 2024
Previous assessed
$78,943,263
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$38,203,488
Assessed improvement
$40,739,775
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
1958
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
5
Total area
48,437 SF
Lot
0.34 ac (15,003 SF)
Zoning code
BHC3*
APN
4335-028-045
UPID
US09-8505154
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
1958
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
5
Lot
0.34 ac
Current owner
From public records · entity-resolved
Wilshire Office LLC
Entity
Free & Clear · 5 yrs held
Mailing address
2141 ROSECRANS AVE STE #6100, EL SEGUNDO, CA 90245-4759
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Mar 19, 2021
$74,390,000
Wilshire Office LLC
9033 Wilshire Boulevard Investors L
Grant Deed
—
Dec 8, 2015
—
Arch Next 33 LLC
Archway Wilmed LLC
Quit Claim Deed
—
Dec 8, 2015
$75,050,000
9033 Wilshire Boulevard Invest
Arch Next 33 LLC
Grant Deed
—
Dec 29, 2010
—
Alex Moghaven
Moghavem,mahroo
Quit Claim Deed
—
Dec 30, 2009
—
Archway Holdings-wilmed LLC
Moghavem,alex
Grant Deed
—
Dec 30, 2009
$400,000
Alex Moghavem
Amir D Hillgrove LLC
Grant Deed
—
Apr 20, 2009
—
Archway Holdings-wilmed LLC
—
Deed Of Trust
related
$24,000,000 · Wells Fargo Bank
Apr 24, 2008
—
Archway Holdings Wilmed LLC
9033 Wilshire LLC
Grant Deed
$24,000,000 · Wells Fargo Bank NA
Jun 2, 2005
$5,499,050
9033 Wilshire LLC
Owner,record
Grant Deed
related
—
Apr 13, 2000
—
Tci 9033 Wilshire Blvd
Amer Medical Inv Finl Grp,
Grant Deed
related
—
Jul 9, 1999
—
American Medical Investment
—
Deed Of Trust
related
—
Jun 16, 1999
—
American Medical Investment
—
Deed Of Trust
related
—
Mar 20, 1992
—
American Medical Investment
—
Deed Of Trust
related
—
Jul 12, 1991
$525,000
N V Placid
American Medical
Grant Deed
related
—
Aug 5, 1988
$10,350,000
Med Inv Fin Amer
Hancock John Rea
Grant Deed
$8,200,000 · California Federal Bank
—
—
American Medical
—
Deed Of Trust
related
—
—
—
Archway Holdings-wilmed LLC
—
Deed Of Trust
related
$24,000,000 · Wells Fargo Bank
—
—
American Medical Inv Fin'l Gro
—
Deed Of Trust
related
$6,892,000 · Merrill Lynch Credit Corp
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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