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Property profile & analytics
OFF-MARKET
Estimated value
$545,000
Outlet malls
959 Broxton Ave Los Angeles, CA 90024
Trust Owned
Absentee Owner
Free & Clear
Property ID
US09-9513877
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Construction
TILT-UP CONCRETE
Total area
17,853 SF
Lot
0.91 ac (39,425 SF)
Zoning code
LAC4
APN
4363-017-010
UPID
US09-9513877
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
$545k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$679k
Blend (final)
Blend
$545k
Owner & transaction history
Perla Hertrich Johnson Living Trust
Perla Hertrich Johnson Living Trust
since 2026
Last sale
$542,500
7 recorded transactions
Zoning & alternative use
LAC4 · Los Angeles, 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 Los Angeles submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Los Angeles 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
$545,000
ML approach
$545,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$545k
Range $491k – $600k · ±10% · vs last sale $543k (Feb 12 2024)
Last sale anchor
$543k
Feb 12 2024
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
$31 / 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
$64,568
Tax year 2024
Assessed value
$3,338,832
Assessed 2024
Previous assessed
$3,338,832
+0.0% YoY
Effective rate
1.93%
On assessed value
Assessed land
$1,910,798
Assessed improvement
$1,428,034
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
17,853 SF
Lot
0.91 ac (39,425 SF)
Zoning code
LAC4
APN
4363-017-010
UPID
US09-9513877
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC4 · Los Angeles, CA
Zoning LAC4 · permitted uses
LAC4 · Los Angeles, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Los Angeles. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.91 ac
Current owner
From public records · entity-resolved
Perla Hertrich Johnson Living Trust
Trust
Free & Clear · 0 yrs held
Mailing address
9100 WILSHIRE BLVD STE 1000W, BEVERLY HILLS, CA 90212-3463
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
22 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 17, 2026
—
Perla Hertrich Johnson Living Trust
Hertrich Johnson
Grant Deed
related
—
Feb 12, 2024
$542,500
Village Directors Circle LLC
Jennifer Hope Hertrich
Grant Deed
—
Feb 12, 2024
$2,709,500
Village Directors Circle LLC
Paul D Eagleton
Grant Deed
—
Feb 12, 2024
$539,500
Village Directors Circle LLC
Perla Hertrich Johnson
Grant Deed
—
Feb 12, 2024
—
Christopher Glenn Hertrich
Anya Kaufman Shimada
Quit Claim Deed
related
—
Feb 12, 2024
$620,000
Village Directors Circle LLC
Monty Curti
Grant Deed
—
Feb 12, 2024
$1,333,000
Village Directors Circle LLC
Joyce Curti
Grant Deed
—
Feb 12, 2024
$1,085,000
Village Directors Circle LLC
Perla Hertrich Johnson
Grant Deed
—
Sep 26, 2023
—
Joyce Curti
Charles Curti
Affidavit Death Of Trustee/successor Trustee
related
—
May 7, 2019
—
Hertrich,jennifer H Trust
Hertrich,jennifer H
Quit Claim Deed
related
—
Nov 2, 2015
—
Christopher G Hertrich
Johnson,perla H
Grant Deed
—
Oct 25, 2013
—
Martyn Living Trust
Curti,giorgio L
Quit Claim Deed
related
—
Dec 30, 2010
—
Byron Martyn
Martyn M S Living Trust
Quit Claim Deed
—
Dec 29, 2005
—
Perla H Johnson
Johnson Perla H Trust
Quit Claim Deed
—
Sep 29, 2004
—
Curti Monti Trust
Curti,monty
Quit Claim Deed
related
—
Jun 8, 2004
—
Monty Curti
Curti,tr
Quit Claim Deed
related
—
Nov 12, 2003
—
Martyn,tr
Martyn,margaret S
Quit Claim Deed
related
—
Feb 10, 1999
—
Johnson,perla H Liv Tr
Johnson,p H
Quit Claim Deed
related
—
Oct 23, 1996
—
Curti,monty & Theresa A Trustees
Curti,m
Quit Claim Deed
related
—
Oct 17, 1996
—
Curti,charles & Joyce Trustees
Curti,c
Quit Claim Deed
related
—
Mar 30, 1995
—
Margaret S Martyn
Curti,charles
Grant Deed
related
—
May 6, 1992
—
Charles Et Al Curti
—
Deed Of Trust
related
—
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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