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Property profile & analytics
OFF-MARKET
Estimated value
$3,210,000
Investment properties
10701 Riverside Dr North Hollywood, CA 91602-2384
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7696233
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Total area
4,402 SF
Lot
0.25 ac (10,673 SF)
Zoning code
LAC2
APN
2423-002-004
UPID
US09-7696233
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. Brian K. Gamble, MD Physician Medical Clinic
-
Tolucan Times Publishing House Newspaper & Magazine
-
Lake Side Diagnostics Center Medical Laboratory
-
Ghotanian Dental Toluca Lake Dental Office
-
Performance Care Sports Medicine North Hollywood Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.30M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.12M
Blend (final)
Blend
$3.21M
Owner & transaction history
Tina Ghotanian · 4 yrs held
Tina Ghotanian
since 2021
Last sale
$3.2M
7 recorded transactions
Zoning & alternative use
LAC2 · North Hollywood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.7M
+29.8%
Retail stores
$2.3M
+11.0%
Office building
$2.2M
+5.2%
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
$3,235,000
ML approach
$3,300,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,065,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,680,000
Change: +30% · Conversion: Difficult
RETAIL STORES
$2,290,000
Change: +11% · Conversion: Easy
OFFICE BUILDING
$2,170,000
Change: +5% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,015,000
Change: -2% · Conversion: Difficult
MEDICAL BUILDING
$2,000,000
Change: -3% · Conversion: Easy
Blend value · Realmo final
$3.21M
Range $2.89M – $3.53M · ±10% · vs last sale $3.20M (Dec 21 2021)
Last sale anchor
$3.20M
Dec 21 2021
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
$729 / 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
$41,122
Tax year 2024
Assessed value
$3,326,428
Assessed 2024
Previous assessed
$3,326,428
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$2,283,678
Assessed improvement
$1,042,750
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Total area
4,402 SF
Lot
0.25 ac (10,673 SF)
Zoning code
LAC2
APN
2423-002-004
UPID
US09-7696233
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
COMMERCIAL (GENERAL) Current
Est. value
$2.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.7M
RETAIL STORES
Est. value
$2.3M
OFFICE BUILDING
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$2.0M
MEDICAL BUILDING
Est. value
$2.0M
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
OFFICE BUILDING
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
Cooling
Yes
Stories
1
Buildings
2
Lot
0.25 ac
Current owner
From public records · entity-resolved
Tina Ghotanian
Individual
Mailing address
1530 PRINCESS DR, GLENDALE, CA 91207-1228
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 21, 2021
$3,195,000
Tina Ghotanian
Athens Enterprises LLC
Grant Deed
$2,496,000 · Dpi Diversified Property Investment
Dec 21, 2021
—
Tina Ghotanian
Vahe Gazarian
Intrafamily Transfer
related
—
Mar 1, 2021
—
Athens Enterprises LLC
Karima Hunter
Grant Deed
—
Nov 21, 2014
—
Rustam,s A & M A Family Trust
Rustam,mardi
Quit Claim Deed
related
$1,950,000 · Mohammad Rustam
Dec 31, 2013
—
Rustam,mardi & Sarah Trust
Ishihara,chau T
Quit Claim Deed
related
—
Nov 1, 2013
—
Mardi Rustham
Rustam Mardi & Sarah Trust
Quit Claim Deed
related
—
Jul 9, 2013
—
Rustam,mardi & Sarah Trust
Rustam,mardi
Quit Claim Deed
related
—
Mar 15, 2013
—
Mardi Rustam
Fm Productions LLC
Grant Deed
—
Feb 21, 2013
$9,000
Fm Productions
Rustam,mardi
Grant Deed
—
Oct 2, 2012
$9,000
Mardi Rustam
Cheeni Productions INC
Grant Deed
—
May 1, 2012
$9,000
Cheeni Productions INC
Rustam,mardi
Grant Deed
—
Mar 13, 2009
$75,000
Athen Enterprises
Yacoobian Enterprises
Grant Deed
$1,100,000 · Yacoobian Enteprises LP
Jan 23, 2002
—
Yacoobian Enterprises LP
—
Trustees Deed
related
$600,000 · Manufacturers Bank
Apr 3, 1996
—
Martin C Yacoobian
Yacoobian,m C & B A Trustees
Quit Claim Deed
related
—
—
—
Yacoobian Enterprises LP
—
Deed Of Trust
related
$530,134 · Bank Of Granada Hills
—
—
Yacoobian Ents
—
Deed Of Trust
related
$150,000 · Mpc Ents
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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