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Property profile & analytics
OFF-MARKET
Estimated value
$4,460,000
Turn key restaurants
11502 Ventura Blvd Studio City, CA 91604-2610
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6397623
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Construction
WOOD
Total area
5,004 SF
Lot
0.22 ac (9,366 SF)
Zoning code
LAC2
APN
2369-036-016
UPID
US09-6397623
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
-
salsaymas.net DJ & Entertainment Nightclub
-
Ventura Blvd and Berry Drive Freight Service Logistics Company
-
Pablito's Tacos Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.30M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.78M
Blend (final)
Blend
$4.46M
Owner & transaction history
11502 LLC · 5 yrs held
11502 LLC
since 2021
Last sale
$4.5M
3 recorded transactions
Zoning & alternative use
LAC2 · Studio City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$3.9M
+27.0%
Office building
$3.6M
+14.4%
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
$4,210,000
ML approach
$4,300,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$3,100,000
Current use
RETAIL STORES
$3,940,000
Change: +27% · Conversion: Easy
OFFICE BUILDING
$3,550,000
Change: +14% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$3,045,000
Change: -2% · Conversion: Difficult
Blend value · Realmo final
$4.46M
Range $4.01M – $4.91M · ±10% · vs last sale $4.50M (Jul 13 2021)
Last sale anchor
$4.50M
Jul 13 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
$891 / 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
$45,808
Tax year 2024
Assessed value
$3,740,757
Assessed 2024
Previous assessed
$3,740,757
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$3,109,339
Assessed improvement
$631,418
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Construction
WOOD
Heating
NONE
Stories
1
Total area
5,004 SF
Lot
0.22 ac (9,366 SF)
Zoning code
LAC2
APN
2369-036-016
UPID
US09-6397623
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
RESTAURANT Current
Est. value
$3.1M
RETAIL STORES
Est. value
$3.9M
OFFICE BUILDING
Est. value
$3.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.0M
RESTAURANT Current
RETAIL STORES
OFFICE BUILDING
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
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.22 ac
Current owner
From public records · entity-resolved
11502 LLC
Entity
Free & Clear · 5 yrs held
Mailing address
316 E GLENOAKS BLVD, GLENDALE, CA 91207-2012
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 13, 2021
—
11502 LLC
Side By Side LLC
Intrafamily Transfer
related
—
Dec 9, 2020
$4,500,000
Side By Side LLC
Monte Overstreet
Grant Deed
—
Dec 20, 2007
$4,200,000
Monte Overstreet
Och Corp
Grant Deed
$2,000,000 · Centennial 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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