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Property profile & analytics
OFF-MARKET
Estimated value
$1,645,000
Warehouses
11328 Burbank Blvd North Hollywood, CA 91601-2441
Individually Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0516149
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1981
Construction
TILT-UP CONCRETE
Total area
3,892 SF
Lot
0.19 ac (8,075 SF)
Zoning code
LAC2
APN
2350-008-049
UPID
US10-0516149
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
-
Karate Jiu.Jitsu Kali Training Center Sports School
-
Max Sands Enterprises Inc Electronics & Wireless Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.68M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.83M
Blend (final)
Blend
$1.65M
Owner & transaction history
Renee Sands · 4 yrs held
Renee Sands
since 2021
Last sale
$1.5M
7 recorded transactions
Zoning & alternative use
LAC2 · North Hollywood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.4M
+107.1%
Commercial (general)
$1.8M
+59.6%
Auto repair, garage
$1.8M
+55.8%
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 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
$1,660,000
ML approach
$1,680,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,145,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,370,000
Change: +107% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,825,000
Change: +60% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,780,000
Change: +56% · Conversion: Easy
MEDICAL BUILDING
$1,770,000
Change: +55% · Conversion: Difficult
OFFICE BUILDING
$1,735,000
Change: +52% · Conversion: Difficult
RETAIL STORES
$1,675,000
Change: +46% · Conversion: Moderate
Blend value · Realmo final
$1.65M
Range $1.48M – $1.81M · ±10% · vs last sale $1.53M (Oct 25 2021)
Last sale anchor
$1.53M
Oct 25 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
$423 / 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
$19,664
Tax year 2024
Assessed value
$1,586,610
Assessed 2024
Previous assessed
$1,586,610
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,316,106
Assessed improvement
$270,504
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
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1981
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
3,892 SF
Lot
0.19 ac (8,075 SF)
Zoning code
LAC2
APN
2350-008-049
UPID
US10-0516149
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
WAREHOUSE, STORAGE Current
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.4M
COMMERCIAL (GENERAL)
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.7M
RETAIL STORES
Est. value
$1.7M
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
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
1981
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.19 ac
Current owner
From public records · entity-resolved
Renee Sands
Individual
Free & Clear · 4 yrs held
Mailing address
10917 VANOWEN ST, NORTH HOLLYWOOD, CA 91605-6408
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 13, 2022
—
Burbank Annex Investors LLC
—
Deed
related
$1,220,000 · Zb NA
Oct 25, 2021
—
Renee Sands
Max Sands
Affidavit Death Of Trustee/successor Trustee
related
—
Oct 19, 2021
$1,525,000
Burbank Annex Investors LLC
Diane Sands
Grant Deed
—
Feb 11, 2021
—
Max Sands
Max Sands
Intrafamily Transfer
related
—
May 5, 1993
—
Sands Max
—
Deed Of Trust
related
—
—
—
Sands Trust
—
Deed Of Trust
related
$150,000 · First Citizens Bank
—
—
Sands,tr
—
Deed Of Trust
related
$250,000 · California Federal 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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