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Property profile & analytics
OFF-MARKET
Estimated value
$1,735,000
Investment properties
10938 Ventura Blvd Studio City, CA 91604-3340
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-7800771
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1939
Construction
WOOD
Total area
1,960 SF
Lot
0.07 ac (3,124 SF)
Zoning code
LAC2
APN
2378-007-005
UPID
US09-7800771
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.73M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.39M
Blend (final)
Blend
$1.74M
Owner & transaction history
Gamar LLC · 5 yrs held
Gamar LLC
since 2021
Last sale
$1.7M
7 recorded transactions
Zoning & alternative use
LAC2 · Studio City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.5M
+67.9%
Office building
$1.4M
+51.2%
Neighborhood: shopping center
$1.2M
+29.8%
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 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
$1,755,000
ML approach
$1,725,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,545,000
Change: +68% · Conversion: Easy
OFFICE BUILDING
$1,390,000
Change: +51% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,195,000
Change: +30% · Conversion: Difficult
Blend value · Realmo final
$1.74M
Range $1.56M – $1.91M · ±10% · vs last sale $1.73M (Apr 19 2021)
Last sale anchor
$1.73M
Apr 19 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
$885 / 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
$22,295
Tax year 2024
Assessed value
$1,830,583
Assessed 2024
Previous assessed
$1,830,583
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$1,512,221
Assessed improvement
$318,362
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
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1939
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Units
2
Total area
1,960 SF
Lot
0.07 ac (3,124 SF)
Zoning code
LAC2
APN
2378-007-005
UPID
US09-7800771
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.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
RETAIL STORES
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1939
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Units
2
Lot
0.07 ac
Current owner
From public records · entity-resolved
Gamar LLC
Entity
Mailing address
10944 VENTURA BLVD, STUDIO CITY, CA 91604-3340
Mailing matches property
Yes
Owner-occupied
Yes
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 19, 2021
—
Gamar LLC
Liz Alexanian
Grant Deed
—
Apr 19, 2021
$1,725,000
Alc Ventura Holdings
Gamar LLC
Grant Deed
$1,380,000 · Zb NA
Apr 30, 2020
—
Gamar LLC
Alexanian Krikor Trust
Quit Claim Deed
—
Oct 7, 2019
—
Alexanian,krikor Trust
Krikor Alexanian
Quit Claim Deed
related
—
May 20, 2019
—
Krikor Alexanian
Alexanian,greg
Quit Claim Deed
related
—
Apr 9, 2003
$500
Greg Alexanian
Alexanian,liz
Quit Claim Deed
related
—
Feb 2, 2001
$325,000
Greg Alexanian
Aguirre,juan G
Grant Deed
—
Aug 23, 1993
—
Juan G Aguirre
Aguirre,barbara
Quit Claim Deed
related
$170,000 · First Fidelity Thrift & Loan
Feb 7, 1991
$280,000
Aguirre Juan G
Thomson Charlott
Grant Deed
$224,000 · Seller
Jul 7, 1989
$100,000
Charlott Thomson
Becker Reynold A
Quit Claim Deed
related
—
—
—
Greg Alexanian
—
Deed Of Trust
related
$200,000 · Wells Fargo Bank
—
—
Juan G Aguirre
—
Deed Of Trust
related
$146,000 · Video Agency INC
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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