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Property profile & analytics
OFF-MARKET
Estimated value
$4,475,000
Grocery and convenience stores
9467 Olympic Blvd Beverly Hills, CA 90212-4237
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9856378
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1959
Construction
TILT-UP CONCRETE
Total area
16,437 SF
Lot
0.69 ac (30,006 SF)
Zoning code
BHC3*
APN
4328-035-030
UPID
US09-9856378
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
-
Pavilions Grocery & Convenience Store Food Market
-
KeyMe Locksmiths Locksmith
-
Pavilions Bakery Bakery Specialty Food Shop
-
Pavilions Floral (Bike/Boat/Book/etc) Store Florist
-
Cardtronics ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.60M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.48M
Owner & transaction history
Olympic & Beverly LLC · 1 yrs held
Olympic & Beverly LLC
since 2024
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$6,060,000
6.5%
$5,595,000
7%
$5,195,000
Alternative Use
Use
Estimation
RETAIL STORES
$6,300,000
Current use
COMMERCIAL (GENERAL)
$5,080,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$4.48M
Range $4.03M – $4.92M · ±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
$272 / 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
$246,271
Tax year 2024
Assessed value
$20,359,579
Assessed 2024
Previous assessed
$20,359,579
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$17,995,248
Assessed improvement
$2,364,331
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1959
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Stories
1
Total area
16,437 SF
Lot
0.69 ac (30,006 SF)
Zoning code
BHC3*
APN
4328-035-030
UPID
US09-9856378
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.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$6.3M
COMMERCIAL (GENERAL)
Est. value
$5.1M
RETAIL STORES Current
COMMERCIAL (GENERAL)
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
1959
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.69 ac
Current owner
From public records · entity-resolved
Olympic & Beverly LLC
Entity
Free & Clear · 1 yrs held
Mailing address
421 S BEVERLY DR STE #500, BEVERLY HILLS, CA 90212-4408
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 10, 2024
—
Olympic & Beverly LLC
Moshe Aflalo
Grant Deed
—
Dec 31, 2020
—
Harkham Family Ents LP
—
Deed
related
$6,597,454 · Comerica Bk
Nov 15, 2019
—
Aflalo Family Trust
—
Loan Modification
related
$7,700,000 · Comerica Bk
Dec 27, 2012
—
Harkham Family Ents LP
A & H Beverly Property LP
Quit Claim Deed
related
—
Jan 21, 2011
—
A LP
—
Deed Of Trust
related
$4,500,000 · Comerica Bank
Sep 30, 2009
—
A Beverly Drive LLC
—
Deed Of Trust
related
$4,500,000 · Comerica Bank
Apr 14, 2009
—
A Property
Aflalo Family Trust
Grant Deed
—
Aug 12, 1999
—
Shanedling Alan J Co Et Al
—
Deed Of Trust
related
—
May 29, 1998
—
Shanedling Alan J Co Et Al
—
Deed Of Trust
related
—
Nov 2, 1995
—
Shanedling Alan J Co Tr Et Al
—
Deed Of Trust
related
—
Jun 27, 1995
—
Shanedling Alan Co Tr Et Al
—
Deed Of Trust
related
—
Sep 1, 1994
—
Shanedling Alan Co Tr Et Al
—
Deed Of Trust
related
—
May 26, 1994
—
Shanedling Alan Co Tr Et Al
—
Deed Of Trust
related
—
Mar 10, 1992
—
Waxenberg Albert Tr Et Al
—
Deed Of Trust
related
—
—
—
Harkham Family Ents LP
—
Deed Of Trust
related
$525,000 · Comerica Bank
—
—
Harkham Family Ents LP
—
Loan Modification
related
$6,597,454 · Comerica Bk
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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