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Property profile & analytics
OFF-MARKET
Estimated value
$660,000
Investment properties
11488 Burbank Blvd North Hollywood, CA 91601-2301
Entity Owned
Property ID
US09-8213206
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1948
Construction
WOOD
Total area
1,855 SF
Lot
0.06 ac (2,500 SF)
Zoning code
LAC4
APN
2350-004-057
UPID
US09-8213206
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
-
Russian Martial Art Training - Systema SpetsNaz Training Center Sports School
-
Shoto Jutsu Karate Training Center Sports School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$580k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$660k
Owner & transaction history
Pinnacle Noho Properties LLC
Pinnacle Noho Properties LLC
since 2026
Last sale
$700,000
7 recorded transactions
Zoning & alternative use
LAC4 · 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%
$625,000
6.5%
$580,000
7%
$535,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$870,000
Current use
AUTO REPAIR, GARAGE
$850,000
Change: -2% · Conversion: Difficult
MEDICAL BUILDING
$845,000
Change: -3% · Conversion: Easy
OFFICE BUILDING
$825,000
Change: -5% · Conversion: Easy
RETAIL STORES
$800,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$660k
Range $594k – $726k · ±10% · vs last sale $700k (Feb 26 2026)
Last sale anchor
$700k
Feb 26 2026
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
$356 / 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
$9,873
Tax year 2024
Assessed value
$795,906
Assessed 2024
Previous assessed
$795,906
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$530,604
Assessed improvement
$265,302
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
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1948
Construction
WOOD
Heating
CENTRAL
Cooling
YES
Buildings
2
Stories
1
Rooms
5
Bathrooms
1
Total area
1,855 SF
Lot
0.06 ac (2,500 SF)
Zoning code
LAC4
APN
2350-004-057
UPID
US09-8213206
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
COMMERCIAL (GENERAL) Current
Est. value
$870,000
AUTO REPAIR, GARAGE
Est. value
$850,000
MEDICAL BUILDING
Est. value
$845,000
OFFICE BUILDING
Est. value
$825,000
RETAIL STORES
Est. value
$800,000
COMMERCIAL (GENERAL) Current
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
1948
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
2
Rooms
5
Bathrooms
1
Lot
0.06 ac
Current owner
From public records · entity-resolved
Pinnacle Noho Properties LLC
Entity
Mailing address
PO BOX 691146, WEST HOLLYWOOD, CA 90069-9146
Ownership since
2026
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
Feb 26, 2026
$700,000
Pinnacle Noho Properties LLC
11488 Burbank LLC
Grant Deed
$560,000 · Hye Rise Inv LLC
Oct 1, 2025
—
11488 Burbank LLC
—
Deed
related
$500,000 · Lusarm LLC
Feb 8, 2021
—
11488 Burbank LLC
Harutyun Nersisyan
Grant Deed
—
Jan 25, 2021
$640,000
Harutyun Nersisyan
Marina Spektor
Grant Deed
$340,000 · Marina Spektor
Oct 17, 1996
—
Marina Spektor
Svilik,alan & Isabella
Grant Deed
$104,000 · Money Store INC
Dec 14, 1992
—
A S I Enterprises INC
Svilik,alan
Grant Deed
$905,000 · Capital Bank NA
May 21, 1992
—
Alan Svilik
—
Deed Of Trust
related
—
May 6, 1988
$114,000
Alan Svilik
Klie
Trustees Deed
$91,200 · First Nationwide Bank
May 6, 1988
$33,500
Ilyaplu Kleinman
Roth
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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