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Property profile & analytics
OFF-MARKET
Estimated value
$2,675,000
Commercial land
9080 Santa Monica Blvd West Hollywood, CA 90069-5521
Entity Owned
28-yr Hold
~
Est. High Equity
Property ID
US09-9539745
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1928
Total area
9,094 SF
Lot
2.67 ac (116,211 SF)
Zoning code
WDC2A*
APN
4336-025-013
UPID
US09-9539745
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
$2.84M
Comparable Approach
Comparable
$2.94M
Blend (final)
Blend
$2.68M
Owner & transaction history
System LLC · 28 yrs held
System LLC
since 1998
3 recorded transactions
Zoning & alternative use
WDC2A* · West Hollywood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.1M
+52.1%
Neighborhood: shopping center
$3.9M
+41.4%
Retail stores
$3.7M
+37.1%
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
by Request
CAP Approach
CAP Return
Estimation
6%
$3,070,000
6.5%
$2,835,000
7%
$2,630,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,725,000
Current use
MEDICAL BUILDING
$4,145,000
Change: +52% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$3,850,000
Change: +41% · Conversion: Difficult
RETAIL STORES
$3,735,000
Change: +37% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$3,600,000
Change: +32% · Conversion: Moderate
Blend value · Realmo final
$2.68M
Range $2.41M – $2.94M · ±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
$294 / 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
$257,102
Tax year 2024
Assessed value
$21,156,581
Assessed 2024
Previous assessed
$21,156,581
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$21,156,581
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1928
Heating
NONE
Total area
9,094 SF
Lot
2.67 ac (116,211 SF)
Zoning code
WDC2A*
APN
4336-025-013
UPID
US09-9539745
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WDC2A* · West Hollywood, CA
Zoning WDC2A* · permitted uses
WDC2A* · 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
COMMERCIAL (GENERAL) Current
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$4.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.9M
RETAIL STORES
Est. value
$3.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.6M
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1928
Heating
NONE
Lot
2.67 ac
Current owner
From public records · entity-resolved
System LLC
Entity
Mailing address
PO BOX 5357, BEVERLY HILLS, CA 90209-5357
Ownership since
1998
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 7, 1998
—
System LLC
Melrose Triangle Co Ltd
Grant Deed
related
—
Feb 13, 1995
$10,000,000
Melrose Triangle Co Ltd
Honmachi Cnetral Industry INC
Grant Deed
—
Apr 30, 1993
—
Itoman INC
Melrose Dev Co
Grant 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.
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