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Property profile & analytics
OFF-MARKET
Estimated value
$2,480,000
Retail space
10956 Victory Blvd North Hollywood, CA 91606
Individually Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7703385
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1978
Construction
TILT-UP CONCRETE
Total area
7,400 SF
Lot
0.46 ac (19,878 SF)
Zoning code
LAC2
APN
2414-001-001
UPID
US09-7703385
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
-
Torrez yuc Store Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.52M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.48M
Owner & transaction history
Sammy Kwok Chi Chan · 3 yrs held
Sammy Kwok Chi Chan
since 2023
7 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,730,000
6.5%
$2,520,000
7%
$2,340,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,850,000
Current use
OFFICE BUILDING
$3,650,000
Change: -5% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,470,000
Change: -10% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,390,000
Change: -12% · Conversion: Difficult
MEDICAL BUILDING
$3,365,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$2.48M
Range $2.23M – $2.73M · ±10%
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
$335 / 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
$44,822
Tax year 2024
Assessed value
$3,623,040
Assessed 2024
Previous assessed
$3,623,040
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$2,536,128
Assessed improvement
$1,086,912
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1978
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
7,400 SF
Lot
0.46 ac (19,878 SF)
Zoning code
LAC2
APN
2414-001-001
UPID
US09-7703385
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
RETAIL STORES Current
Est. value
$3.9M
OFFICE BUILDING
Est. value
$3.7M
COMMERCIAL (GENERAL)
Est. value
$3.5M
AUTO REPAIR, GARAGE
Est. value
$3.4M
MEDICAL BUILDING
Est. value
$3.4M
RETAIL STORES Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
Year built
1978
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.46 ac
Current owner
From public records · entity-resolved
Sammy Kwok Chi Chan
Individual
Free & Clear · 3 yrs held
Mailing address
210 GOLD MINE DR, SAN FRANCISCO, CA 94131-2524
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 17, 2023
—
Sammy Kwok Chi Chan
Sammy Kwok Chi Chan
Intrafamily Transfer
related
—
Jan 30, 2013
—
Daniel Yem-joanne Yem Properti
Yem,joanne Y
Quit Claim Deed
—
Jan 16, 2013
—
Joanne Y Yem
Yem,daniel W & Joanne Y
Quit Claim Deed
related
—
Jan 8, 2013
—
Daniel W Yem
Mi,seo K
Grant Deed
—
Nov 21, 2012
—
Seo K Mi
Yem,daniel W & Joanne
Grant Deed
—
May 21, 1990
$1,121,000
Yem Daniel W & J
Jeffrey R Melich
Trustees Deed
—
May 21, 1990
$558,000
Jeffrey R Melich
Wong Timothy
Trustees 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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