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Property profile & analytics
OFF-MARKET
Estimated value
$1,180,000
Office buildings
10614 Riverside Dr North Hollywood, CA 91602-2373
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US09-7695968
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Total area
3,262 SF
Lot
0.19 ac (8,398 SF)
Zoning code
LAC2
APN
2423-003-029
UPID
US09-7695968
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
-
Dr. John J. Mcgroarty, MD Ophthalmologist
-
Dr. Benjamin J. Broukhim, MD Physician
-
Benjamin Broukhim, MD Physician
-
Studio City Orthopedics Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.17M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.18M
Owner & transaction history
10614 Riverside Drive LLC · 10 yrs held
10614 Riverside Drive LLC
since 2015
7 recorded transactions
Zoning & alternative use
LAC2 · North Hollywood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.7M
+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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,270,000
6.5%
$1,170,000
7%
$1,085,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,610,000
Current use
RETAIL STORES
$1,700,000
Change: +6% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,530,000
Change: -5% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,495,000
Change: -7% · Conversion: Difficult
MEDICAL BUILDING
$1,485,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$1.18M
Range $1.06M – $1.30M · ±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
$362 / 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
$24,716
Tax year 2024
Assessed value
$1,986,565
Assessed 2024
Previous assessed
$1,986,565
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,276,642
Assessed improvement
$709,923
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
PROFESSIONAL BUILDING
Status
Off-Market
Heating
NONE
Stories
1
Total area
3,262 SF
Lot
0.19 ac (8,398 SF)
Zoning code
LAC2
APN
2423-003-029
UPID
US09-7695968
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
$1.6M
RETAIL STORES
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.5M
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
Heating
NONE
Stories
1
Lot
0.19 ac
Current owner
From public records · entity-resolved
10614 Riverside Drive LLC
Entity
Mailing address
10614 RIVERSIDE DR, TOLUCA LAKE, CA 91602-2373
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
22 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 16, 2020
—
Riverside Drive LLC
—
Deed
related
$1,250,000 · Bank Of America
Oct 15, 2015
$1,625,000
10614 Riverside Drive LLC
Sheldon Baer
Grant Deed
$1,218,750 · Citizens Business Bank
Jul 7, 2014
$1,150,000
Baer Family Trust
John J Mcgroarty Md INC
Grant Deed
—
Nov 27, 2002
—
John J Mcgroarty
Mcgroarty,k M
Quit Claim Deed
related
—
Nov 3, 1995
—
John J Mcgroarty
Mcgroarty,j J & K M Trustees
Quit Claim Deed
related
—
—
—
John J Mcgroarty
—
Deed Of Trust
related
$15,000 · Seller
—
—
John J Mcgroarty Md INC
—
Deed Of Trust
related
$150,000 · Langholz Sam & M Fam Trust
—
—
John J Mcgroarty
—
Deed Of Trust
related
$11,000 · Jerome Sheldon
—
—
John J Mcgroarty
—
Deed Of Trust
related
$400,000 · Sam & Mala Langholz
—
—
John J Mcgroarty
—
Deed Of Trust
related
$17,500 · Kathleen Winfield
—
—
John J Mcgroarty
—
Deed Of Trust
related
$550,000 · Kathleen Mcgroarty
—
—
John J Mcgroarty
—
Deed Of Trust
related
$11,400 · Individual
—
—
John J Mcgroarty
—
Deed Of Trust
related
$31,000 · Individual
—
—
John J Mcgroarty
—
Deed Of Trust
related
$20,000 · Individual
—
—
John J Mcgroarty
—
Deed Of Trust
related
$30,000 · Lakeview Concrete & Masonry In
—
—
John J Mcgroarty Md INC
—
Deed Of Trust
related
$670,000 · Langholz I & F Family Trust
—
—
Riverside Drive LLC
—
Deed Of Trust
related
$1,250,000 · Bank Of America
—
—
John J Mcgroarty INC
—
Deed Of Trust
related
$45,000 · Individual
—
—
Mcgroarty Trust
—
Deed Of Trust
related
$275,000 · Guardian Bank Ba
—
—
Mcgroarty Trust
—
Deed Of Trust
related
$20,000 · Individual
—
—
John J Mcgroarty
—
Deed Of Trust
related
$114,202 · John J Mccroarty Md INC Psp
—
—
John J Mcgroarty
—
Deed Of Trust
related
$86,800 · Patricia M Burns
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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