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Property profile & analytics
OFF-MARKET
Estimated value
$505,000
Office buildings
10449 Magnolia Blvd North Hollywood, CA 91601-4111
Entity Owned
2-yr Hold
Free & Clear
Property ID
US09-7769424
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1955
Construction
TILT-UP CONCRETE
Total area
800 SF
Lot
0.05 ac (1,996 SF)
Zoning code
LAC2
APN
2417-017-004
UPID
US09-7769424
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
Current use
Occupant on record · Public records
-
All Ages Chiropractic Alternative Medicine Practice
-
Pazera Chiropractic: Brian Pazera, DC Alternative Medicine Practice
-
Michael B. Blum, DC Alternative Medicine Practice
-
Dr. Grayr Movsesyan Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$495k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$358k
Blend (final)
Blend
$505k
Owner & transaction history
Rhino Heart LLC · 2 yrs held
Rhino Heart LLC
since 2023
Last sale
$500,000
6 recorded transactions
Zoning & alternative use
LAC2 · North Hollywood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$485,000
+36.7%
Commercial (general)
$375,000
+5.3%
Auto repair, garage
$365,000
+2.8%
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 North Hollywood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North Hollywood 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
$520,000
ML approach
$495,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$355,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$485,000
Change: +37% · Conversion: Difficult
COMMERCIAL (GENERAL)
$375,000
Change: +5% · Conversion: Easy
AUTO REPAIR, GARAGE
$365,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$365,000
Change: +2% · Conversion: Easy
RETAIL STORES
$345,000
Change: -3% · Conversion: Moderate
Blend value · Realmo final
$505k
Range $455k – $556k · ±10% · vs last sale $500k (Nov 8 2023)
Last sale anchor
$500k
Nov 8 2023
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
$631 / 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
$3,501
Tax year 2024
Assessed value
$273,295
Assessed 2024
Previous assessed
$273,295
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$185,845
Assessed improvement
$87,450
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
1955
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
800 SF
Lot
0.05 ac (1,996 SF)
Zoning code
LAC2
APN
2417-017-004
UPID
US09-7769424
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · North Hollywood, CA
Zoning LAC2 · permitted uses
LAC2 · North Hollywood, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
North Hollywood. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$355,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$485,000
COMMERCIAL (GENERAL)
Est. value
$375,000
AUTO REPAIR, GARAGE
Est. value
$365,000
MEDICAL BUILDING
Est. value
$365,000
RETAIL STORES
Est. value
$345,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1955
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.05 ac
Current owner
From public records · entity-resolved
Rhino Heart LLC
Entity
Free & Clear · 2 yrs held
Mailing address
10449 MAGNOLIA BLVD, NORTH HOLLYWOOD, CA 91601-4111
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 8, 2023
—
Rhino Heart LLC
Michael B Blum
Intrafamily Transfer
related
—
Dec 8, 2016
—
Michael B Blum
Blum Trust
Quit Claim Deed
related
—
Aug 14, 2006
—
Blum Trust
Blum,michael B
Quit Claim Deed
related
—
Mar 22, 2005
—
Michael B Blum
Blum,elena
Quit Claim Deed
related
$188,000 · Landmark Certified Dev Corp
Mar 2, 2005
$500,000
Michael B Blum
Savarese,vincent P & Janet B
Grant Deed
$225,000 · East West Bank
Mar 2, 2005
—
Michael B Blum
Blum,elena T
Quit Claim Deed
related
—
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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