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Property profile & analytics
OFF-MARKET
Estimated value
$1,050,000
Apartment buildings
947 Hillcrest St El Segundo, CA 90245-2069
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-7545208
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1957
Construction
WOOD
Total area
4,552 SF
Lot
0.14 ac (6,147 SF)
Zoning code
ESR3*
APN
4131-022-027
UPID
US09-7545208
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
$1.13M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.05M
Owner & transaction history
947 Hillcrest LLC · 1 yrs held
947 Hillcrest LLC
since 2025
7 recorded transactions
Zoning & alternative use
ESR3* · El Segundo, 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 El Segundo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs El Segundo 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%
$1,220,000
6.5%
$1,125,000
7%
$1,045,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,745,000
Change: -2% · Conversion: Difficult
Blend value · Realmo final
$1.05M
Range $945k – $1.16M · ±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
$231 / 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
$28,646
Tax year 2024
Assessed value
$2,498,090
Assessed 2024
Previous assessed
$2,498,090
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$1,737,794
Assessed improvement
$760,296
Applied tax rate
3.0000
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
1957
Construction
WOOD
Heating
NONE
Cooling
YES
Units
8
Bathrooms
8
Total area
4,552 SF
Lot
0.14 ac (6,147 SF)
Zoning code
ESR3*
APN
4131-022-027
UPID
US09-7545208
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
ESR3* · El Segundo, CA
Zoning ESR3* · permitted uses
ESR3* · El Segundo, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
El Segundo. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$1.7M
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
1957
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
8
Bathrooms
8
Lot
0.14 ac
Current owner
From public records · entity-resolved
947 Hillcrest LLC
Entity
Mailing address
PO BOX 396, EL SEGUNDO, CA 90245-0396
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
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 11, 2025
—
947 Hillcrest LLC
George Kizirian
Quitclaim Deed
related
—
Sep 20, 2024
—
George Kizirian
Sheila Deraprahamian
Intrafamily Transfer
related
—
Feb 28, 2023
—
Sheila Deraprahamian
Jack Kizirian
Grant Deed
—
Apr 27, 2022
—
Jack Kizirian
Jack Kizirian
Intrafamily Transfer
related
—
Dec 17, 2019
—
Sheila Deraprahamian
Kizirian J N & M E F/tr
Quit Claim Deed
—
Mar 28, 2011
—
Kizirian J N & M E Fam Trust
Kizirian J N & M E Fam Trust
Quit Claim Deed
related
—
Sep 19, 2005
—
Kizirian Mary E Tr
Kizirian,james N
Affidavit Of Death
related
—
Apr 1, 2004
—
Kizirian,tr
Kizirian,jack
Quit Claim Deed
related
—
Jan 28, 2004
—
Kizirian,tr
Kizirian,james & Mary E
Quit Claim Deed
related
—
Sep 30, 2003
$950,000
Jack Kizirian
Parke,tr
Grant Deed
$550,000 · First Coastal Bank
Mar 24, 1989
$728,500
Parke Reynolds&p
Corporate Assura
Trustees Deed
$500,000 · Home Savings Of America
Mar 24, 1989
$200,000
Ntde
Raffin William P
Trustees Deed
related
—
May 27, 1988
$220,500
Ntde
94795
Trustees Deed
related
—
May 27, 1988
$143,500
William P Raffin
Ntde
Trustees Deed
related
—
May 27, 1988
$77,500
William P Raffin
Janes
Trustees Deed
related
$127,401 · 947955 Hillcrest
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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