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Property profile & analytics
OFF-MARKET
Estimated value
$1,350,000
Office buildings
10655 Magnolia Blvd North Hollywood, CA 91601-4066
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0517468
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1974
Construction
WOOD
Total area
3,273 SF
Lot
0.15 ac (6,607 SF)
Zoning code
LAC4
APN
2416-025-016
UPID
US10-0517468
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
-
Actors Forum Theatre & Workshop Theater & Performing Art Venue Vocational School
-
The Lyndon Technique Acting Classes Theater & Performing Art Venue Vocational School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.35M
CAP Approach
CAP
$1.18M
Comparable Approach
Comparable
$1.77M
Blend (final)
Blend
$1.35M
Owner & transaction history
Hollywood Vibe Dance Productions In · 2 yrs held
Hollywood Vibe Dance Productions In
since 2024
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
LAC4 · North Hollywood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.0M
+36.7%
Commercial (general)
$1.5M
+5.3%
Auto repair, garage
$1.5M
+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
$1,350,000
ML approach
$1,350,000
CAP Approach
CAP Return
Estimation
6%
$1,270,000
6.5%
$1,175,000
7%
$1,090,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,455,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,990,000
Change: +37% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,535,000
Change: +5% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,500,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$1,490,000
Change: +2% · Conversion: Easy
RETAIL STORES
$1,405,000
Change: -3% · Conversion: Moderate
Blend value · Realmo final
$1.35M
Range $1.22M – $1.49M · ±10% · vs last sale $1.35M (Jan 30 2024)
Last sale anchor
$1.35M
Jan 30 2024
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
$412 / 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
$18,367
Tax year 2024
Assessed value
$1,479,000
Assessed 2024
Previous assessed
$1,479,000
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,071,000
Assessed improvement
$408,000
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
1974
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
3,273 SF
Lot
0.15 ac (6,607 SF)
Zoning code
LAC4
APN
2416-025-016
UPID
US10-0517468
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC4 · North Hollywood, CA
Zoning LAC4 · permitted uses
LAC4 · 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
$1.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.0M
COMMERCIAL (GENERAL)
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.5M
RETAIL STORES
Est. value
$1.4M
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
1974
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Hollywood Vibe Dance Productions In
Individual
Mailing address
2108 W MAGNOLIA BLVD, BURBANK, CA 91506-1732
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 30, 2024
$1,350,000
Hollywood Vibe Dance Productions In
Frederick Singer Mitchell
Grant Deed
$10,000 · Citibank NA
Jan 13, 2023
—
Frederick Singer Mitchell
Audrey M Singer
Affidavit Death Of Trustee/successor Trustee
related
—
Feb 7, 2011
—
Singer Audrey M Living Trust
Singer,audrey M
Quit Claim Deed
related
—
Mar 28, 2007
—
Singer Audrey M Living Trust
Singer,audrey M
Quit Claim Deed
related
—
Nov 2, 2006
—
Audrey M Singer
Singer,meyer M
Affidavit Of Death
related
—
May 2, 1994
$250,000
Meyer Singer
Charles W Kenney
Grant Deed
—
Dec 7, 1989
—
Liv Kenney
Kenney Charles W
Quit Claim Deed
related
—
—
—
Meyer Singer
—
Deed Of Trust
related
$20,886 · Community Redev Agency Los Ang
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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