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Property profile & analytics
OFF-MARKET
Estimated value
$2,450,000
Office buildings
10700 Ventura Blvd Studio City, CA 91604-3561
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6815821
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1964
Construction
WOOD
Total area
8,483 SF
Lot
0.39 ac (17,152 SF)
Zoning code
LAC2
APN
2378-003-011
UPID
US09-6815821
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
-
Peat Moss and the Fertilizers Theater & Performing Art Venue Nightclub
-
Quick Pick Messenger Services Courier Service Postal Service
-
GWEN GLOBAL - The Global Women's Empowerment Network Charitable Organization Advocacy Group
-
Atom Smasher (Bike/Boat/Book/etc) Store
-
Secure Car Care Car Rental Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.45M
CAP Approach
CAP
$3.05M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.45M
Owner & transaction history
Susanna Kechedzian · 2 yrs held
Susanna Kechedzian
since 2024
Last sale
$2.5M
7 recorded transactions
Zoning & alternative use
LAC2 · Studio City, 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 Studio City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Studio City 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
$2,450,000
ML approach
$2,450,000
CAP Approach
CAP Return
Estimation
6%
$3,295,000
6.5%
$3,045,000
7%
$2,825,000
Blend value · Realmo final
$2.45M
Range $2.21M – $2.70M · ±10% · vs last sale $2.45M (Jan 19 2024)
Last sale anchor
$2.45M
Jan 19 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
$289 / 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
$32,911
Tax year 2024
Assessed value
$2,612,575
Assessed 2024
Previous assessed
$2,612,575
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$1,808,709
Assessed improvement
$803,866
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
1964
Construction
WOOD
Heating
NONE
Stories
1
Total area
8,483 SF
Lot
0.39 ac (17,152 SF)
Zoning code
LAC2
APN
2378-003-011
UPID
US09-6815821
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Studio City, CA
Zoning LAC2 · permitted uses
LAC2 · Studio City, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Studio City. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1964
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.39 ac
Current owner
From public records · entity-resolved
Susanna Kechedzian
Individual
Mailing address
11121 MOUNTCASTLE DR, STUDIO CITY, CA 91604-3907
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 19, 2024
—
Susanna Kechedzian
Susanna Kechedzian
Intrafamily Transfer
related
$1,250,000 · First Bank
Jan 29, 2018
—
Susanna Kechedzian
—
Deed
related
$1,400,000 · City National Bank
Dec 14, 2017
—
Kechedzian,gevorg & Susanna Trust
10700 Ventura Blvd Trust
Quit Claim Deed
—
Nov 23, 2016
—
10700 Ventura Blvd Trust
Kechedzian Gevorg & S Trust
Quit Claim Deed
—
Mar 30, 2006
—
Kechedzian G & S Living Trust
Kechedzian,gevorg & Susanna
Quit Claim Deed
related
—
Jul 21, 2005
$2,450,000
Gevorg Kechedzian
Clifford Lachman
Grant Deed
$1,960,000 · Us Bank NA
Jan 6, 2005
$1,875,010
Clifford Lachman
Ohalloran Family
Grant Deed
$1,218,750 · Nara Bank
Jan 6, 2005
—
Clifford Lachman
Lachman,margot
Quit Claim Deed
related
—
Nov 5, 1999
—
O Halloran Family Ltd Ptnshp
—
Deed Of Trust
related
—
Nov 14, 1972
—
—
—
Grant 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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