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Property profile & analytics
OFF-MARKET
Estimated value
$3,720,000
Investment properties
11024 Victory Blvd North Hollywood, CA 91606-3720
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6335056
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1973
Construction
WOOD
Total area
11,936 SF
Lot
0.66 ac (28,614 SF)
Zoning code
LAP
APN
2336-020-035
UPID
US09-6335056
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
-
Herb Doc Medical Clinic Alternative Medicine Practice
-
H&A Discount Furniture Furniture & Home Goods Home Decor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.82M
CAP Approach
CAP
$3.72M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.72M
Owner & transaction history
Proctor LLC · 2 yrs held
Proctor LLC
since 2023
Last sale
$3.7M
7 recorded transactions
Zoning & alternative use
LAP · North Hollywood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$5.9M
+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
$3,755,000
ML approach
$3,815,000
CAP Approach
CAP Return
Estimation
6%
$4,030,000
6.5%
$3,720,000
7%
$3,455,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$5,600,000
Current use
OFFICE BUILDING
$5,890,000
Change: +5% · Conversion: Easy
AUTO REPAIR, GARAGE
$5,465,000
Change: -2% · Conversion: Difficult
MEDICAL BUILDING
$5,425,000
Change: -3% · Conversion: Easy
Blend value · Realmo final
$3.72M
Range $3.35M – $4.09M · ±10% · vs last sale $3.66M (Nov 14 2023)
Last sale anchor
$3.66M
Nov 14 2023
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
$312 / 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
$46,224
Tax year 2024
Assessed value
$3,660,000
Assessed 2024
Previous assessed
$3,660,000
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$2,745,000
Assessed improvement
$915,000
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
Year built
1973
Construction
WOOD
Heating
NONE
Stories
1
Total area
11,936 SF
Lot
0.66 ac (28,614 SF)
Zoning code
LAP
APN
2336-020-035
UPID
US09-6335056
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAP · North Hollywood, CA
Zoning LAP · permitted uses
LAP · 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
$5.6M
OFFICE BUILDING
Est. value
$5.9M
AUTO REPAIR, GARAGE
Est. value
$5.5M
MEDICAL BUILDING
Est. value
$5.4M
COMMERCIAL (GENERAL) Current
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
Year built
1973
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.66 ac
Current owner
From public records · entity-resolved
Proctor LLC
Entity
Mailing address
3620 HVN WAY, BURBANK, CA 91504-1853
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
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 14, 2023
$3,660,000
Proctor LLC
Laverde Victory Property LLC
Grant Deed
$1,127,000 · The Mortgage Capital Development Co
Nov 14, 2023
—
Proctor LLC
—
Deed
related
$1,100,314 · Harvest Commercial Capital LLC
Sep 25, 2020
—
Laverde Victory Property LLC
—
Deed
related
$1,900,000 · Pacific Enterprise Bank
Mar 17, 2020
—
Harry Laverde
—
Deed
related
$370,000 · Gloria Laverde
Nov 24, 2014
—
Laverde Victory Property LLC Trust
Laverde H & M Living Trust
Quit Claim Deed
related
—
Apr 22, 2014
—
Laverde,harry & M Living Trust
Laverde,harry
Quit Claim Deed
related
—
Nov 15, 2013
—
Harry Laverde
Laverde,margarita
Quit Claim Deed
related
—
Nov 15, 2013
$375,000
Harry Laverde
Laverde,harry
Grant Deed
related
$460,000 · Arek & Seta Balci
Nov 27, 2001
$930,000
Harry Laverde
Cordola Trust
Grant Deed
$866,000 · Far East National Bank
Nov 27, 2001
—
Harry Laverde
Perez,m M
Quit Claim Deed
related
—
—
—
Harry Laverde
—
Deed Of Trust
related
$370,000 · Gloria Laverde
—
—
Cordola Trust
—
Deed Of Trust
related
$425,000 · Affinity Bank
—
—
Gloria Laverde
—
Deed Of Trust
related
—
—
—
Harry Laverde
—
Deed Of Trust
related
$940,000 · Provident Savings Bank
—
—
Harry Laverde
—
Deed Of Trust
related
$1,020,000 · Provident Savings 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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