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Property profile & analytics
OFF-MARKET
Estimated value
$9,825,000
Office buildings
11132 Ventura Blvd Studio City, CA 91604-3156
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-7971017
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1989
Construction
TILT-UP CONCRETE
Total area
16,103 SF
Lot
0.22 ac (9,386 SF)
Zoning code
LAC2
APN
2378-009-007
UPID
US09-7971017
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
-
Catalyst Post Services Film Production Television Studio
-
American Chainsaws Entertainment Film Production
-
Levin & Nalbandyan, LLP Law Firm
-
ɑSɑP ɑс Rеpɑir Sс Hardware & Home Improvement HVAC Service
-
DEI Worldwide Advertising Agency Marketing & Advertising
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.93M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.83M
Owner & transaction history
11132 Ventura LLC · 3 yrs held
11132 Ventura LLC
since 2022
Last sale
$10.1M
7 recorded transactions
Zoning & alternative use
LAC2 · Studio City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$12.7M
+11.0%
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
$10,165,000
ML approach
$8,930,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$11,420,000
Current use
RETAIL STORES
$12,680,000
Change: +11% · Conversion: Moderate
RESTAURANT
$9,985,000
Change: -13% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$9,800,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$9.83M
Range $8.84M – $10.81M · ±10% · vs last sale $10.10M (Aug 26 2022)
Last sale anchor
$10.10M
Aug 26 2022
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
$610 / 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
$125,388
Tax year 2024
Assessed value
$10,302,000
Assessed 2024
Previous assessed
$10,302,000
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$4,120,800
Assessed improvement
$6,181,200
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
OFFICE BUILDING
Status
Off-Market
Year built
1989
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Units
15
Total area
16,103 SF
Lot
0.22 ac (9,386 SF)
Zoning code
LAC2
APN
2378-009-007
UPID
US09-7971017
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
OFFICE BUILDING Current
Est. value
$11.4M
RETAIL STORES
Est. value
$12.7M
RESTAURANT
Est. value
$10.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$9.8M
OFFICE BUILDING Current
RETAIL STORES
RESTAURANT
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
1989
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
15
Lot
0.22 ac
Current owner
From public records · entity-resolved
11132 Ventura LLC
Entity
Mailing address
11132 VENTURA BLVD, STUDIO CITY, CA 91604-3156
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
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
Sep 9, 2022
—
11132 Ventura LLC
—
Deed
related
$4,166,000 · Southland Economic Development Corporati
Aug 26, 2022
$10,100,000
11132 Ventura LLC
Catalyst Post Properties LLC
Grant Deed
$5,068,938 · Citizens Business Bank
May 15, 2017
—
Catalyst Post Properties LLC
—
Deed
related
$3,575,000 · Citizens Business Bank
Oct 30, 2012
$4,500,000
Catalyst Post Properties LLC
Dt Hq Holdings LP
Grant Deed
$2,210,000 · Citizens Business Bank
Nov 9, 2006
$4,692,000
Dt Hq Holdings
Entertainment Industry Foun
Grant Deed
$3,240,000 · Pacific Premier Bank
Jan 2, 1990
$839,091
Charit Permanent
Ventura 1 Partne
Grant Deed
related
—
Jun 30, 1988
$818,500
David Shimshon
Stern&zilberstei
Trustees Deed
—
Jun 30, 1988
$1,050,000
Ventura 1 Partne
David Shimshon
Grant Deed
$1,920,000 · Valley Federal Savings & Loan
Jan 11, 1988
$306,500
Stern
Li
Grant Deed
—
—
—
Dt Hq Holdings LP
—
Deed Of Trust
related
—
—
—
Dt Hq Holdings
—
Deed Of Trust
related
$460,000 · Curtin Richard G Family Trust
—
—
Charit Permanent
—
Deed Of Trust
related
$1,000,000 · Proteus Films Mo
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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