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Property profile & analytics
OFF-MARKET
Estimated value
$7,745,000
Apartment buildings
9646 Lucerne Ave Culver City, CA 90232-2951
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6929639
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1974
Construction
WOOD
Total area
18,508 SF
Lot
0.47 ac (20,631 SF)
Zoning code
CCR4*
APN
4204-001-021
UPID
US09-6929639
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
$7.76M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.28M
Blend (final)
Blend
$7.75M
Owner & transaction history
Amberwood South Pasadena Investors · 5 yrs held
Amberwood South Pasadena Investors
since 2020
Last sale
$7.7M
7 recorded transactions
Zoning & alternative use
CCR4* · Culver City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$11.9M
+70.2%
Auto repair, garage
$10.1M
+44.0%
Office building
$9.3M
+33.0%
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 Culver City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Culver City 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
$7,815,000
ML approach
$7,755,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$6,985,000
Current use
INDUSTRIAL (GENERAL)
$11,890,000
Change: +70% · Conversion: Difficult
AUTO REPAIR, GARAGE
$10,060,000
Change: +44% · Conversion: Difficult
OFFICE BUILDING
$9,290,000
Change: +33% · Conversion: Moderate
MEDICAL BUILDING
$8,430,000
Change: +21% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$7,840,000
Change: +12% · Conversion: Difficult
RETAIL STORES
$7,600,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$7.75M
Range $6.97M – $8.52M · ±10% · vs last sale $7.70M (Dec 29 2020)
Last sale anchor
$7.70M
Dec 29 2020
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
$418 / 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
$102,191
Tax year 2024
Assessed value
$8,172,391
Assessed 2024
Previous assessed
$8,172,391
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$6,367,248
Assessed improvement
$1,805,143
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
1974
Construction
WOOD
Heating
NONE
Units
18
Bathrooms
19
Total area
18,508 SF
Lot
0.47 ac (20,631 SF)
Zoning code
CCR4*
APN
4204-001-021
UPID
US09-6929639
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CCR4* · Culver City, CA
Zoning CCR4* · permitted uses
CCR4* · Culver City, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Culver City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$7.0M
INDUSTRIAL (GENERAL)
Est. value
$11.9M
AUTO REPAIR, GARAGE
Est. value
$10.1M
OFFICE BUILDING
Est. value
$9.3M
MEDICAL BUILDING
Est. value
$8.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.8M
RETAIL STORES
Est. value
$7.6M
APARTMENT HOUSE (5+ UNITS) Current
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1974
Construction
WOOD
Heating
NONE
Units
18
Bathrooms
19
Lot
0.47 ac
Current owner
From public records · entity-resolved
Amberwood South Pasadena Investors
Individual
Mailing address
11301 W OLYMPIC BLVD #840, LOS ANGELES, CA 90064-1653
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 1, 2021
—
Amberwood South Pasadena Investors
—
Deed
related
$4,895,000 · First Foundation Bank
Dec 29, 2020
$7,700,000
Amberwood South Pasadena Investors
Sally L Harris
Grant Deed
$4,692,300 · Mega Bank
Aug 7, 2015
—
Harris,george A Trust
Harris George A Trust
Quit Claim Deed
related
—
Aug 28, 2014
—
Harris,george A Trust
Harris,george A
Quit Claim Deed
related
—
May 20, 2003
—
George A Harris
Harris,tr
Quit Claim Deed
related
—
Feb 10, 1998
$833,500
George A Harris
Jones,mary C
Grant Deed
$673,333 · Individual
Aug 17, 1995
—
Harris,george A Trustee
Harris,g A Trustee
Quit Claim Deed
related
—
Aug 12, 1993
—
Harris,mary W Tr Et Al&george A
—
Deed Of Trust
related
—
—
—
George A Harris
—
Deed Of Trust
related
$900,000 · Commercial Capital Bank Fsb
—
—
George A Harris
—
Deed Of Trust
related
$775,000 · Citizens Business Bank
—
—
George A Harris
—
Deed Of Trust
related
$900,000 · Abn Amro Mortgage Group INC
—
—
Henry & Harris Trust
—
Deed Of Trust
related
$500,000 · La Jolla Savings Bank
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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