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Property profile & analytics
OFF-MARKET
Estimated value
$2,735,000
Office buildings
11328 Magnolia Blvd North Hollywood, CA 91601-4934
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6400835
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1934
Construction
WOOD
Total area
3,654 SF
Lot
0.13 ac (5,476 SF)
Zoning code
LAC4
APN
2353-002-041
UPID
US09-6400835
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
-
Protea Group International Business Management Consultant
-
Danny Alcala Realtor Real Estate Agency
-
AIRWOLF FILMS INC Film Production
-
Professional Builders Construction Company
-
Holland Hollywood Connection Marketing & Advertising Advertising Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.83M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.97M
Blend (final)
Blend
$2.74M
Owner & transaction history
Loren Miles · 2 yrs held
Loren Miles
since 2023
Last sale
$2.7M
7 recorded transactions
Zoning & alternative use
LAC4 · North Hollywood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.2M
+36.7%
Commercial (general)
$1.7M
+5.3%
Auto repair, garage
$1.7M
+2.8%
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
$2,775,000
ML approach
$2,825,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$2,225,000
Change: +37% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,715,000
Change: +5% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,675,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$1,660,000
Change: +2% · Conversion: Easy
Blend value · Realmo final
$2.74M
Range $2.46M – $3.01M · ±10% · vs last sale $2.67M (Dec 1 2023)
Last sale anchor
$2.67M
Dec 1 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
$748 / 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
$33,603
Tax year 2024
Assessed value
$2,670,000
Assessed 2024
Previous assessed
$2,670,000
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$1,602,000
Assessed improvement
$1,068,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1934
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Bathrooms
4
Total area
3,654 SF
Lot
0.13 ac (5,476 SF)
Zoning code
LAC4
APN
2353-002-041
UPID
US09-6400835
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC4 · North Hollywood, CA
Zoning LAC4 · permitted uses
LAC4 · 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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.2M
COMMERCIAL (GENERAL)
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$1.7M
NEIGHBORHOOD: SHOPPING CENTER
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
1934
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Bathrooms
4
Lot
0.13 ac
Current owner
From public records · entity-resolved
Loren Miles
Individual
Mailing address
16133 VENTURA BLVD7THFL, ENCINO, CA 91436-2403
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 1, 2023
$2,670,000
Loren Miles
Ayelet Bisson
Grant Deed
—
Oct 12, 2023
—
Ayelet Bisson
Yshmor Enterprises LLC
Intrafamily Transfer
related
—
Jun 13, 2023
—
Yshmor Enterprises LLC
—
Deed
related
$1,045,000 · Brian Hallalan Living Trust
Nov 9, 2020
$2,000,000
Yshmor Enterprises LLC
Magnolia Commercial Enterprises LLC
Grant Deed
$1,000,000 · Sunflower Equity LLC
Oct 21, 2014
$997,000
Magnolia Commercial Enterprises LLC
Apollo LLC
Grant Deed
$819,200 · Wells Fargo Bank NA
Aug 29, 2005
$870,000
Apollo LLC
Pe Leasing
Grant Deed
—
Nov 13, 1995
$182,000
Nickolas C Papanicolaou
Ralph A Miller Trust
Grant Deed
$180,000 · Young Mens Christian Assoc
Oct 4, 1995
—
Ymca Metropolitan La Trus
Miller R A Trustee,
Grant Deed
related
—
—
—
Pe Leasing Co
—
Deed Of Trust
related
$1,338,600 · Us Small Business Admn
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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