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Property profile & analytics
OFF-MARKET
Estimated value
$585,000
Office buildings
10866 Riverside Dr North Hollywood, CA 91602-2236
Entity Owned
Absentee Owner
Free & Clear
Property ID
US09-7690726
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Total area
2,415 SF
Lot
0.16 ac (6,995 SF)
Zoning code
LAC2
APN
2423-009-033
UPID
US09-7690726
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
-
Integrated Spine Institute Physician
-
Dr. Neilesh Ghodadrha Physician
-
Universal Care Surgery Center Medical Clinic Hospital
-
Dr. Catalino Dureza Physician
-
Dr. Karapet Dermendjian Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$585k
Owner & transaction history
West Foothill Commercial LLC
West Foothill Commercial LLC
since 2026
5 recorded transactions
Zoning & alternative use
LAC2 · North Hollywood, 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$242 / 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
$8,261
Tax year 2024
Assessed value
$637,354
Assessed 2024
Previous assessed
$637,354
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$509,895
Assessed improvement
$127,459
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
2,415 SF
Lot
0.16 ac (6,995 SF)
Zoning code
LAC2
APN
2423-009-033
UPID
US09-7690726
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.
Building & site characteristics
From public records
Heating
NONE
Stories
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
West Foothill Commercial LLC
Entity
Free & Clear · 0 yrs held
Mailing address
10718 RIVERSIDE DR, NORTH HOLLYWOOD, CA 91602-2313
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 25, 2026
—
West Foothill Commercial LLC
Ara Abraham Poladian
Quitclaim Deed
related
—
Dec 7, 2005
—
Ara Poladian
Poladian,ara
Quit Claim Deed
related
—
Sep 29, 1992
$375,000
Ara Poladian
Cen Fed Ltd
Grant Deed
$300,000 · Garfield Bank
—
—
Ara Poladian
—
Deed Of Trust
related
$153,600 · Us Small Business Admn
—
—
Ara Poladian
—
Deed Of Trust
related
$600,000 · Individual
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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