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    Sherman Oaks Land Opportunity Title is generated by Realmo AI

    13406 Newcomb, Sherman Oaks, CA 91423

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    Claim this Listing
    For Sale
    $99,000

    LAND - Sherman Oaks, CA

    Lot size:
    0.14 Acres
    Added:
    Mar 19, 2026
    Days on Market:
    53
    Last Refresh:
    May 10 at 8:06 pm

    Property Features for 13406 Newcomb

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    LAR1
    Standard status
    Active
    APN
    2386-028-016
    Lot size
    0.14 Acres

    We can help!

    Listing Contact
    Victoria Aguilar

    Listing agent Victoria Aguilar License #01923203

    Listing office Nelson Shelton & Associates 345 N Maple Dr. Suite 140, Beverly Hills, CA

    Listing date Mar 19, 2026

    MLS# 26667069 Listing URL

    Copyright © 2026 The MLS/CLAW. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Rare vacant lot in highly desirable Sherman Oaks hills, surrounded by multi‑million dollar homes.
    • Breathtaking panoramic views of the San Fernando Valley and surrounding mountains.
    • Expansive 6,000+ sq ft lot with R‑1 zoning, ideal for building a custom luxury estate.
    • Prime location near Ventura Boulevard's dining, shopping, and entertainment.
    • Convenient access to Beverly Hills, Burbank Airport, Santa Monica, and Downtown Los Angeles.
    • Strong development potential as one of the last remaining buildable lots in the area.

    Overview

    This vacant parcel presents an opportunity to develop a luxury estate in the hills of Sherman Oaks. Situated on a quiet, tree-lined paper street on Newcomb Drive, the property is surrounded by multi-million-dollar homes and ongoing new construction. The lot spans over 6,000 square feet and is zoned R-1. It offers panoramic views of the San Fernando Valley and the surrounding mountains. The paved road extends to within approximately 300 feet of the property, with continued development underway nearby. This parcel is one of the last remaining buildable lots in the area. While utilities are not currently connected on-site, they are available in close proximity to neighboring developed properties. Located minutes from Ventura Boulevard's dining, shopping, and entertainment, the property offers convenient access to Beverly Hills, Burbank Airport, Santa Monica, and Downtown Los Angeles. It is also near some of the area's schools. The property is located in Los Angeles County, with a Sherman Oaks postal city and a 91423 postal code. The lot size is approximately 0.1394 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Law Firm Real Estate Agency Restaurant Dental Office Spa & Massage Center Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Sherman Oaks
    County
    Los Angeles
    State
    California
    Longitude
    -118.42434
    Latitude
    34.13764

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    FAQs

    What type of property is this?
    Residential land & home lot - Vacant land in Sherman Oaks with panoramic views.
    Where is this residential land & home lot located?
    The property is located at 13406 Newcomb Sherman Oaks, CA.
    What is the asking price?
    The asking price for this property is $99,000.
    What are key features of this property?
    This property features: Rare vacant lot in highly desirable Sherman Oaks hills, surrounded by multi‑million dollar homes.; Breathtaking panoramic views of the San Fernando Valley and surrounding mountains.; Expansive 6,000+ sq ft lot with R‑1 zoning, ideal for building a custom luxury estate.
    (714) 366-4889
    We can help!
    Listing Contact
    Victoria Aguilar
    Real Estate License ID: 01923203
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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