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Property profile & analytics
OFF-MARKET
Estimated value
$7,225,000
Apartment buildings
9500 Olympic Blvd Beverly Hills, CA 90212-4228
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-8667948
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1948
Construction
WOOD
Total area
11,270 SF
Lot
0.28 ac (12,106 SF)
Zoning code
BHR4*
APN
4330-022-027
UPID
US09-8667948
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
$6.74M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.45M
Blend (final)
Blend
$7.23M
Owner & transaction history
9500 Beverly Hills Apts LLC
9500 Beverly Hills Apts LLC
since 2026
Last sale
$8.1M
7 recorded transactions
Zoning & alternative use
BHR4* · Beverly Hills, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.3M
+25.6%
Neighborhood: shopping center
$6.9M
+17.4%
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
$6,790,000
ML approach
$6,735,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$5,845,000
Current use
RESTAURANT
$7,340,000
Change: +26% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$6,860,000
Change: +17% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,215,000
Change: -11% · Conversion: Difficult
MEDICAL BUILDING
$5,125,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$7.23M
Range $6.50M – $7.95M · ±10% · vs last sale $8.08M (Feb 2 2026)
Last sale anchor
$8.08M
Feb 2 2026
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
$641 / 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
$104,107
Tax year 2024
Assessed value
$8,533,530
Assessed 2024
Previous assessed
$8,533,530
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$6,762,600
Assessed improvement
$1,770,930
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1948
Construction
WOOD
Heating
NONE
Units
16
Bathrooms
16
Total area
11,270 SF
Lot
0.28 ac (12,106 SF)
Zoning code
BHR4*
APN
4330-022-027
UPID
US09-8667948
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
BHR4* · Beverly Hills, CA
Zoning BHR4* · permitted uses
BHR4* · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$5.8M
RESTAURANT
Est. value
$7.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.9M
AUTO REPAIR, GARAGE
Est. value
$5.2M
MEDICAL BUILDING
Est. value
$5.1M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1948
Construction
WOOD
Heating
NONE
Units
16
Bathrooms
16
Lot
0.28 ac
Current owner
From public records · entity-resolved
9500 Beverly Hills Apts LLC
Entity
Mailing address
7 STUDEBAKER, IRVINE, CA 92618-2013
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
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
Feb 2, 2026
$8,075,000
9500 Beverly Hills Apts LLC
Apartments At The Oasis LLC
Grant Deed
—
May 17, 2022
—
The Apartments At The Oasis LLC
—
Deed
related
$5,330,000 · First Republic Bank
Mar 1, 2022
$8,200,000
The Apartments At The Oasis LLC
Kb3 9500 West Real Estate LLC
Grant Deed
—
Feb 7, 2022
—
Kb3 9500 West Real Estate LLC
—
Deed
related
$750,000 · Steven S Haber Etal
Jan 19, 2021
—
Kb3 9500 West Real Estate LLC
—
Deed
related
$1,100,000 · First Credit Bank
Oct 30, 2020
$8,500,000
Kb3 9500 West Real Estate LLC
7327hvn LLC
Grant Deed
$6,200,000 · First Credit Bank
Aug 12, 2019
—
7327hvn LLC
—
Grant Deed
related
$7,500,000 · Arixa Enhanced Income Fund LP
Mar 11, 2019
$7,475,000
7327hvn LLC
16 Bh Apt LLC
Grant Deed
$6,050,000 · Arixa Fund III LP
Feb 21, 2019
—
16 Bh Apt LLC
—
Deed
related
$1,200,000 · David Shalom
Aug 23, 2018
—
16 Bh Apt LLC
—
Deed
related
$3,000,000 · Pacific Premier Bank
Jul 6, 2018
$6,500,000
16 Bh Apt LLC
Dimter Jeannie L Trust
Grant Deed
—
Jul 30, 2003
—
Dimter,tr
Dimter,jeannie L
Quit Claim Deed
related
—
Apr 5, 1993
—
Jeannie L Dimter
Dimter,jeannie L
Quit Claim Deed
related
$234,000 · Home Savings Of America
—
—
16 Bh Apt LLC
—
Deed Of Trust
related
$1,200,000 · David Shalom
—
—
Jeannie L Dimter
—
Deed Of Trust
related
$37,300 · Us Small Business Admn
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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