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Property profile & analytics
OFF-MARKET
Estimated value
$1,960,000
Office buildings
10000 Riverside Dr Toluca Lake, CA 91602-2537
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-9492041
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1937
Construction
WOOD
Total area
7,340 SF
Lot
0.26 ac (11,505 SF)
Zoning code
LAC2
APN
2424-010-037
UPID
US09-9492041
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
$2.64M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.96M
Owner & transaction history
Samir Rustam · 2 yrs held
Samir Rustam
since 2024
7 recorded transactions
Zoning & alternative use
LAC2 · Toluca Lake, 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 Toluca Lake submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Toluca Lake 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%
$2,850,000
6.5%
$2,635,000
7%
$2,445,000
Blend value · Realmo final
$1.96M
Range $1.76M – $2.16M · ±10%
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
$267 / 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
$30,947
Tax year 2024
Assessed value
$2,456,022
Assessed 2024
Previous assessed
$2,456,022
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$1,459,496
Assessed improvement
$996,526
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1937
Construction
WOOD
Heating
NONE
Buildings
3
Stories
1
Total area
7,340 SF
Lot
0.26 ac (11,505 SF)
Zoning code
LAC2
APN
2424-010-037
UPID
US09-9492041
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Toluca Lake, CA
Zoning LAC2 · permitted uses
LAC2 · Toluca Lake, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Toluca Lake. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1937
Construction
WOOD
Heating
NONE
Stories
1
Buildings
3
Lot
0.26 ac
Current owner
From public records · entity-resolved
Samir Rustam
Individual
Mailing address
PO BOX 4198, WESTLAKE VILLAGE, CA 91359-1198
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 25, 2024
—
Samir Rustam
Samir Rustam
Intrafamily Transfer
related
—
Apr 7, 2022
—
Samir Rustam
Mohammed Ahmed Rustam
Affidavit Death Of Trustee/successor Trustee
related
—
Dec 17, 2018
—
Rustam,mohammed Trust
Rustam Mohammed Trust
Quit Claim Deed
related
—
Oct 4, 2010
—
Newman Trust
Newman Trust
Quit Claim Deed
related
—
Jul 11, 2002
—
Rustam,m Tr
Rustam,s Tr
Quit Claim Deed
related
—
May 7, 2002
—
Rustam,s Tr
Rustam,m Tr
Quit Claim Deed
related
—
Dec 3, 1997
—
Rustam,mohammed Trustee
Rustam,s
Quit Claim Deed
related
—
Aug 13, 1997
—
Rustam,samir Trustee
Rustam,s
Quit Claim Deed
related
—
—
—
Newman Trust
—
Deed Of Trust
related
$450,000 · General 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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