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Property profile & analytics
OFF-MARKET
Estimated value
$5,640,000
Office buildings
9355 Wilshire Blvd Beverly Hills, CA 90210-5413
Individually Owned
14-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8565550
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2005
Construction
STEEL FRAME
Total area
39,750 SF
Lot
0.34 ac (14,897 SF)
Zoning code
BHC3*
APN
4343-005-025
UPID
US09-8565550
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
-
Torrey Pines Bank Bank Loan Service
-
Pacific Capital Group Financial Advisor
-
Winnick Family Foundation Family Counselor
-
TRUCKAST, Inc. Marketing & Advertising IT Consulting Firm
-
FedEx Drop Box Postal Service Courier Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.64M
Owner & transaction history
Crescent Assocs L Metropolitan · 14 yrs held
Crescent Assocs L Metropolitan
since 2012
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$142 / 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
$655,972
Tax year 2024
Assessed value
$54,436,762
Assessed 2024
Previous assessed
$54,436,762
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$17,674,272
Assessed improvement
$36,762,490
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
2005
Construction
STEEL FRAME
Heating
NONE
Stories
4
Total area
39,750 SF
Lot
0.34 ac (14,897 SF)
Zoning code
BHC3*
APN
4343-005-025
UPID
US09-8565550
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
2005
Construction
STEEL FRAME
Heating
NONE
Stories
4
Lot
0.34 ac
Current owner
From public records · entity-resolved
Crescent Assocs L Metropolitan
Individual
Mailing address
580 W GERMANTOWN PIKE STE #200, PLYMOUTH MEETING, PA 19462-1313
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 3, 2023
—
Metropolitan Crescent Associates Ll
—
Deed
related
$66,000,000 · Capital One Bank NA
Feb 2, 2017
—
Metropolitan Crescent Assocs L
—
Deed
related
$62,000,000 · Capital One NA
Jan 9, 2012
—
Crescent Assocs L Metropolitan
155 N Crescent Drive Holdings
Quit Claim Deed
related
$48,000,000 · Ing Life Ins & Annunity Co
Aug 24, 2010
$58,000,000
155 N Crescent Drive Holdings
Assured Lender Svcs INC
Trustees Deed
related
—
May 14, 2007
—
Wilshire Crescent Props LLC
—
Deed Of Trust
related
$81,000,000 · Greenwich Capital Fin'l INC
Mar 24, 2006
—
Wilshire Crescent Props LLC
—
Deed Of Trust
related
$62,000,000 · Greenwich Capital Fin'l INC
—
—
Metropolitan Crescent Assocs L
—
Deed Of Trust
related
$62,000,000 · Capital One NA
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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