Entity Owned 
For Sale
1 / 28
$1,550,000
11490 Burbank Blvd, North Hollywood, CA 91601
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Property summary
AI-generated overview
The property is a 6,431-square-foot, three-story, multi-tenant office building located on a 2,500-square-foot land parcel, with the building configured into executive office suites. Suite sizes range from approximately 41 to 285 square feet, and the property also includes separate storage units and mailboxes. The building has had a roof replacement in 2022, with a 20-year warranty, and additional improvements that include replacement of three HVAC units (six HVAC units total), new garage door openers with timers, and hard-wired video surveillance. The property is situated one block west of the intersection of Burbank Boulevard and Lankershim Boulevard, near the North Hollywood Arts District, and is arranged to support flexible use by an owner-occupant, with the office layout potentially reconfigurable to occupy a larger portion of the building.
Property profile
Verified
Property type
Other investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1946
Construction
WOOD
Total area
3,500 SF
Lot
0.06 ac (2,500 SF)
Zoning code
LAC4
APN
2350-004-056
UPID
US09-8648426
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Tax Preparation
-
Electrical Service General Contractor
-
Computer & Electronic Repair
-
Clothing Store
-
Trucking Company
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.09M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$920k
Owner & transaction history
since 2013
5 recorded transactions
Zoning & alternative use
LAC4 · North Hollywood, CA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 13 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$920k
Value range
$828k – $1.01M
±10% around blend
Estimated value / SF
$263 / SF
Confidence
High
13 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
100
Income certainty
100
$828k
blend $920k
$1.01M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,500 SF
Lot area
0.06 ac
Year built
1946
Stories
1
APN
2350-004-056
Zoning
LAC4
Assessed value
$949,435
Annual tax
$11,832
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.09M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.18M
@ 6.5% CAP return
$1.09M
@ 7% CAP return
$1.02M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$11,832
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.88M
Weighted, 13 comps · high confidence
Evidence
13 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
3.2 mi away · 3,204 SF
3.5 mi away · 3,761 SF
4.3 mi away · 4,360 SF
5.0 mi away · 2,886 SF
6.3 mi away · 2,832 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$920k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 40 sales
$469
-44%
County 2504 sales
$309
-15%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $263/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 13 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Selected market yield
9.07%
Selected cap rate for this other investment properties
Derived from the North Hollywood market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 9.07%
9.0%
NOI (est.)
$141k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.55M
Move the market yield to see immediate price impact.
Value / SF
$443
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
8.57%9.07%9.57%
$127k
$1.48M
$1.39M
$1.32M
$141k
$1.64M
$1.55M
$1.47M
$155k
$1.80M
$1.70M
$1.62M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
13 found
High confidence · county-verified
Closest comparable
$1.66M
2.8 mi · Mar 2026 · $424/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$11,832
Tax year 2024
Assessed value
$949,435
Assessed 2024
Previous assessed
$949,435
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$588,891
Assessed improvement
$360,544
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
For Sale
Year built
1946
Construction
WOOD
Heating
NONE
Stories
1
Total area
3,500 SF
Lot
0.06 ac (2,500 SF)
Zoning code
LAC4
APN
2350-004-056
UPID
US09-8648426
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC4 · North Hollywood, CAZoning LAC4 · permitted uses
LAC4 · North Hollywood, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1946
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.06 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
LAC4
Jurisdiction
North Hollywood, CA
Recorded code
LAC4
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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