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Property profile & analytics
FOR SALE
Office buildings
10045 Riverside Dr Toluca Lake, CA 91602
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6330510
For Sale
$4,795,000
10045 Riverside Dr, Toluca Lake, CA 91602
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1983
Construction
WOOD
Total area
14,012 SF
Lot
0.22 ac (9,388 SF)
Zoning code
LAC2
APN
2424-008-036
UPID
US09-6330510
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
$5.03M
Comparable Approach
Comparable
$2.93M
Blend (final)
Blend
$4.80M
Owner & transaction history
Tristana LLC · 6 yrs held
Tristana LLC
since 2019
7 recorded transactions
Zoning & alternative use
LAC2 · Toluca Lake, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$7.3M
+5.5%
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%
$5,445,000
6.5%
$5,025,000
7%
$4,665,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$6,910,000
Current use
RETAIL STORES
$7,290,000
Change: +6% · Conversion: Moderate
COMMERCIAL (GENERAL)
$6,570,000
Change: -5% · Conversion: Easy
AUTO REPAIR, GARAGE
$6,415,000
Change: -7% · Conversion: Difficult
MEDICAL BUILDING
$6,370,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$4.80M
Range $4.32M – $5.27M · ±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
$342 / 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
$103,461
Tax year 2024
Assessed value
$8,465,996
Assessed 2024
Previous assessed
$8,465,996
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$1,715,522
Assessed improvement
$6,750,474
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
For Sale
Year built
1983
Construction
WOOD
Heating
NONE
Stories
1
Total area
14,012 SF
Lot
0.22 ac (9,388 SF)
Zoning code
LAC2
APN
2424-008-036
UPID
US09-6330510
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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$6.9M
RETAIL STORES
Est. value
$7.3M
COMMERCIAL (GENERAL)
Est. value
$6.6M
AUTO REPAIR, GARAGE
Est. value
$6.4M
MEDICAL BUILDING
Est. value
$6.4M
OFFICE BUILDING Current
RETAIL STORES
COMMERCIAL (GENERAL)
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
1983
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.22 ac
Current owner
From public records · entity-resolved
Tristana LLC
Entity
Mailing address
3900 W ALAMEDA AVE STE #2100, BURBANK, CA 91505-4373
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 3, 2019
$7,500,000
Tristana LLC
Iatse Realty Corporation
Grant Deed
$5,625,000 · City National Bank
Sep 8, 1999
$2,500,000
Iatse Realty Corp
Levon Investments LLC
Grant Deed
—
Sep 28, 1998
—
Invs Levon
Redding,s J & A Co-trustees
Grant Deed
related
—
Jun 4, 1997
—
Redding Stephen J
Applegate,r J & J A Trustees
Grant Deed
related
—
Sep 4, 1996
—
Applegate Robert J
Applegate,r J
Quit Claim Deed
related
—
Jun 20, 1991
$2,200,000
Robert Applegate
Stephenson,wende
Grant Deed
—
Sep 2, 1988
$2,400,000
Wende Stephenson
Carson John W
Grant Deed
$1,800,000 · First Business 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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