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Property profile & analytics
OFF-MARKET
Estimated value
$3,325,000
Warehouses
10920 Victory Blvd North Hollywood, CA 91606-3718
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-7703384
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1999
Construction
TILT-UP CONCRETE
Total area
16,614 SF
Lot
0.49 ac (21,364 SF)
Zoning code
LAC2
APN
2414-002-009
UPID
US09-7703384
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
-
Pack Rat Self Storage Storage Facility
-
Get Married Today - Santa Monica Law Firm
-
People'S Taxes, Immigration And Legal Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.51M
CAP Approach
CAP
$2.31M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.33M
Owner & transaction history
North Hollywood 135 LLC · 4 yrs held
North Hollywood 135 LLC
since 2021
Last sale
$3.2M
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
Method
Estimation
Statistic approach
$3,385,000
ML approach
$3,505,000
CAP Approach
CAP Return
Estimation
6%
$2,500,000
6.5%
$2,310,000
7%
$2,145,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$4,880,000
Current use
Blend value · Realmo final
$3.33M
Range $2.99M – $3.66M · ±10% · vs last sale $3.20M (Dec 20 2021)
Last sale anchor
$3.20M
Dec 20 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
$200 / 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
$42,008
Tax year 2024
Assessed value
$3,329,280
Assessed 2024
Previous assessed
$3,329,280
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$2,288,880
Assessed improvement
$1,040,400
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
1999
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
16,614 SF
Lot
0.49 ac (21,364 SF)
Zoning code
LAC2
APN
2414-002-009
UPID
US09-7703384
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · North Hollywood, CAZoning 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
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$4.9M
WAREHOUSE, STORAGE Current
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
1999
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.49 ac
Current owner
From public records · entity-resolved
North Hollywood 135 LLC
Entity
Mailing address
PO BOX 915, TUSTIN, CA 92781-0915
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 23, 2022
—
North Hollywood 135 LLC
—
Deed
related
$2,600,000 · Skyone FCU
Dec 20, 2021
$3,200,000
North Hollywood 135 LLC
Gelb Enterprises LP
Grant Deed
$2,000,000 · Gelb Enterprises
Mar 21, 1988
—
Gelb Living Tr
Gelb
Quit Claim Deed
related
$900,000 · California First Bank
—
—
Gelb Enterprises
—
Deed Of Trust
related
$250,000 · Encino State Bank
—
—
Gelb Trust
—
Deed Of Trust
related
$800,000 · First Commercial Bank
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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