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Property profile & analytics
OFF-MARKET
Estimated value
$8,650,000
Apartment buildings
928 San Vicente Blvd West Hollywood, CA 90069-3861
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-8571204
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1958
Construction
WOOD
Total area
17,762 SF
Lot
0.3 ac (13,098 SF)
Zoning code
WDR4*
APN
4339-018-025
UPID
US09-8571204
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
by Request
Comparable Approach
Comparable
$9.95M
Blend (final)
Blend
$8.65M
Owner & transaction history
Ksm Housing X LLC · 1 yrs held
Ksm Housing X LLC
since 2025
Last sale
$8.0M
7 recorded transactions
Zoning & alternative use
WDR4* · West Hollywood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$9.7M
+37.4%
Office building
$8.9M
+26.8%
Medical building
$8.1M
+15.1%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$7,030,000
Current use
AUTO REPAIR, GARAGE
$9,655,000
Change: +37% · Conversion: Difficult
OFFICE BUILDING
$8,915,000
Change: +27% · Conversion: Moderate
MEDICAL BUILDING
$8,090,000
Change: +15% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$7,520,000
Change: +7% · Conversion: Difficult
RETAIL STORES
$7,295,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$8.65M
Range $7.79M – $9.52M · ±10% · vs last sale $8.00M (Jan 9 2025)
Last sale anchor
$8.00M
Jan 9 2025
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
$487 / 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
$86,238
Tax year 2024
Assessed value
$6,589,282
Assessed 2024
Previous assessed
$6,589,282
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$4,608,972
Assessed improvement
$1,980,310
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1958
Construction
WOOD
Heating
NONE
Units
24
Bathrooms
28
Total area
17,762 SF
Lot
0.3 ac (13,098 SF)
Zoning code
WDR4*
APN
4339-018-025
UPID
US09-8571204
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WDR4* · West Hollywood, CA
Zoning WDR4* · permitted uses
WDR4* · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$7.0M
AUTO REPAIR, GARAGE
Est. value
$9.7M
OFFICE BUILDING
Est. value
$8.9M
MEDICAL BUILDING
Est. value
$8.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.5M
RETAIL STORES
Est. value
$7.3M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1958
Construction
WOOD
Heating
NONE
Units
24
Bathrooms
28
Lot
0.3 ac
Current owner
From public records · entity-resolved
Ksm Housing X LLC
Entity
Mailing address
928 N SAN VICENTE BLVD, WEST HOLLYWOOD, CA 90069-3861
Mailing matches property
Yes
Owner-occupied
Yes
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
41 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 9, 2025
$8,000,000
Ksm Housing X LLC
928 North San Vicente LLC
Grant Deed
$4,800,000 · Everbank NA
Jan 16, 2025
—
928 North San Vicente LLC
—
Deed
related
$600,000 · Image Finance LLC
Dec 20, 2021
—
Michael Allan Lipman
—
Deed
related
$2,250,000 · Clearedge Lending LLC
Jun 2, 2021
—
928 North San Vicente LLC
Michael Allan Lipman
Grant Deed
$4,900,000 · Morgan Stanley Bank NA
Jan 12, 2021
—
Lipman,michael A Living Trust
—
Deed
related
$300,000 · Private Individual
Dec 14, 2020
—
Lipman,michael A Living Trust
—
Deed
related
$320,000 · West Bay Cap
Oct 13, 2020
—
Lipman,michael A Living Trust
—
Deed
related
$4,410,000 · West Bay Cap
Jun 5, 2020
—
Lipman,michael A Living Trust
—
Deed
related
$565,000 · West Bay Cap
Mar 24, 2020
—
Lipman,michael A Living Trust
—
Deed
related
$300,000 · Anthony Podell
Nov 12, 2019
—
Lipman,michael A Living Trust
—
Loan Modification
related
$3,435,000 · West Bay Cap
Jan 25, 2019
—
Lipman,michael A Living Trust
—
Deed
related
$800,000 · Delson Management Co INC
Apr 3, 2018
—
Lipman,michael A Living Trust
—
Deed
related
$650,000 · Delson Mgmt Co INC R/tr (ct)
May 1, 2017
—
Lipman,michael A Living Trust
—
Deed
related
$500,000 · Delson Mgmt Co INC R/tr (ct)
Jun 13, 2013
—
Lipman,michael A Liivng Trust
Lipman,michael
Quit Claim Deed
related
—
Feb 1, 2005
—
Michael Lipman
Pearl Lipman
Intrafamily Transfer
related
$1,495,000 · Jackson Federal Bank
—
—
Lipman,michael A Living Trust
—
Loan Modification
related
$320,000 · West Bay Cap
—
—
Michaell Lipman
—
Deed Of Trust
related
$260,000 · Delson Trust
—
—
Lipman,michael A Living Trust
—
Deed Of Trust
related
$500,000 · Delson Mgmt Co INC R/tr (ct)
—
—
Lipman,michael A Living Trust
—
Loan Modification
related
$650,000 · Delson Mgmt Co INC R/tr (ct)
—
—
Lipman,michael A Living Trust
—
Loan Modification
related
$565,000 · West Bay Cap
—
—
Lipman,michael A Living Trust
—
Deed Of Trust
related
$300,000 · Private Individual
—
—
Lipman,michael A Living Trust
—
Loan Modification
related
$4,410,000 · West Bay Cap
—
—
Lipman,michael A Living Trust
—
Deed Of Trust
related
$300,000 · Anthony Podell
—
—
Michael Lipman
—
Deed Of Trust
related
$125,000 · Vincent B Morris Sep Ira
—
—
Michael Lipman
—
Deed Of Trust
related
$163,000 · Delson Trust
—
—
Michael Lipman
—
Deed Of Trust
related
$132,000 · Delson Trust
—
—
Michael Lipman
—
Deed Of Trust
related
$210,000 · Delson Trust
—
—
Michael Lipman
—
Deed Of Trust
related
$150,000 · Delson Management Co INC
—
—
Lipman,michael A Living Trust
—
Loan Modification
related
$800,000 · Delson Management Co INC
—
—
Michael Lipman
—
Deed Of Trust
related
$75,000 · Robbins Trust
—
—
Michael Lipman
—
Deed Of Trust
related
$100,000 · Delson Mgmt Co INC Retirement
—
—
Lipman,michael A Living Trust
—
Deed Of Trust
related
$350,000 · Delson Management Co INC
—
—
Michael Lipman
—
Deed Of Trust
related
$720,000 · NA Mortgage Services INC
—
—
Michael Lipman
—
Deed Of Trust
related
$200,000 · Delson Mgmt Co INC Trust (ct)
—
—
Michael Lipman
—
Loan Modification
related
$250,000 · Delson Management Co INC
—
—
Lipman,michael A Living Trust
—
Deed Of Trust
related
$300,000 · Delson Management Co INC
—
—
Michael Lipman
—
Deed Of Trust
related
$135,000 · Michael Buter At
—
—
Michael Lipman
—
Deed Of Trust
related
$120,000 · Delson Trust
—
—
Michael Lipman
—
Deed Of Trust
related
$71,000 · Delson Trust
—
—
Michael Lipman
—
Deed Of Trust
related
$35,000 · Delson Trust
—
—
Lipman,michael A Living Trust
—
Deed Of Trust
related
$400,000 · Delson Management Co
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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