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Property profile & analytics
OFF-MARKET
Estimated value
$2,990,000
Apartment buildings
9660 Olympic Blvd Beverly Hills, CA 90212-3752
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-9878383
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1935
Total area
6,636 SF
Lot
0.15 ac (6,600 SF)
Zoning code
BHR4YY
APN
4330-011-006
UPID
US09-9878383
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
by Request
Comparable Approach
Comparable
$2.72M
Blend (final)
Blend
$2.99M
Owner & transaction history
9660 Lucky LLC
9660 Lucky LLC
since 2025
Last sale
$3.8M
7 recorded transactions
Zoning & alternative use
BHR4YY · Beverly Hills, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.3M
+25.6%
Neighborhood: shopping center
$4.0M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,440,000
Current use
RESTAURANT
$4,320,000
Change: +26% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,040,000
Change: +17% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,070,000
Change: -11% · Conversion: Difficult
MEDICAL BUILDING
$3,015,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$2.99M
Range $2.69M – $3.29M · ±10% · vs last sale $3.80M (Nov 25 2025)
Last sale anchor
$3.80M
Nov 25 2025
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
$451 / 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
$16,627
Tax year 2024
Assessed value
$1,304,216
Assessed 2024
Previous assessed
$1,304,216
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$965,130
Assessed improvement
$339,086
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
1935
Heating
NONE
Cooling
YES
Units
5
Bathrooms
6
Total area
6,636 SF
Lot
0.15 ac (6,600 SF)
Zoning code
BHR4YY
APN
4330-011-006
UPID
US09-9878383
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
BHR4YY · Beverly Hills, CA
Zoning BHR4YY · permitted uses
BHR4YY · 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
$3.4M
RESTAURANT
Est. value
$4.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.0M
AUTO REPAIR, GARAGE
Est. value
$3.1M
MEDICAL BUILDING
Est. value
$3.0M
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
1935
Heating
NONE
Cooling
Yes
Units
5
Bathrooms
6
Lot
0.15 ac
Current owner
From public records · entity-resolved
9660 Lucky LLC
Entity
Mailing address
150 S RODEO DR3RDFL, BEVERLY HILLS, CA 90212-2408
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 25, 2025
$3,800,000
9660 Lucky LLC
Feldman Holdings LLC
Grant Deed
$2,405,000 · Lone Oak Fund LLC
Mar 4, 2024
—
Feldman Holdings LLC
—
Deed
related
$1,210,000 · Comerica Bank
Nov 27, 2019
—
Feldman Holdings LLC
—
Deed
related
$1,300,000 · Malaga Bank Fsb
Jun 11, 2018
—
Feldman Holdings LLC
Feldman Rujean Trust
Quit Claim Deed
related
—
May 24, 2016
—
Bvs Realty Partners LLC
Feldman Holdings LLC
Quit Claim Deed
—
Oct 21, 2004
—
Feldman Holdings LLC
Feldman Rujean Trust
Quit Claim Deed
related
—
—
—
Feldman,trust
—
Deed Of Trust
related
$525,000 · Home Savings Of America
—
—
Feldman Trust
—
Deed Of Trust
related
$48,800 · Us Small Business Admn
—
—
Feldman Trust
—
Deed Of Trust
related
$515,000 · Washington Mutual Fsb
—
—
Feldman Trust
—
Deed Of Trust
related
$131,400 · 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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