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Property profile & analytics
OFF-MARKET
Estimated value
$1,115,000
Investment properties
11630 Victory Blvd North Hollywood, CA 91606-3514
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-6462478
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1942
Construction
WOOD
Total area
2,021 SF
Lot
0.16 ac (7,023 SF)
Zoning code
LAC1
APN
2335-026-006
UPID
US09-6462478
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
-
Nastylash Hair Salon
-
Lashed By Nik Hair Salon
-
Omar's Insurance Insurance Agency
-
Shalom Hair Station Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.11M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.43M
Blend (final)
Blend
$1.12M
Owner & transaction history
Fmw Management LLC · 4 yrs held
Fmw Management LLC
since 2021
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
LAC1 · North Hollywood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.2M
+29.8%
Retail stores
$1.1M
+11.0%
Office building
$995,000
+5.2%
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
$1,130,000
ML approach
$1,105,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$950,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,230,000
Change: +30% · Conversion: Difficult
RETAIL STORES
$1,050,000
Change: +11% · Conversion: Easy
OFFICE BUILDING
$995,000
Change: +5% · Conversion: Easy
AUTO REPAIR, GARAGE
$925,000
Change: -2% · Conversion: Difficult
MEDICAL BUILDING
$920,000
Change: -3% · Conversion: Easy
Blend value · Realmo final
$1.12M
Range $1.00M – $1.23M · ±10% · vs last sale $1.12M (Dec 22 2021)
Last sale anchor
$1.12M
Dec 22 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
$552 / 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
$14,306
Tax year 2024
Assessed value
$1,160,046
Assessed 2024
Previous assessed
$1,160,046
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$873,936
Assessed improvement
$286,110
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
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1942
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Units
2
Bathrooms
1
Total area
2,021 SF
Lot
0.16 ac (7,023 SF)
Zoning code
LAC1
APN
2335-026-006
UPID
US09-6462478
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC1 · North Hollywood, CA
Zoning LAC1 · permitted uses
LAC1 · 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
$950,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
RETAIL STORES
Est. value
$1.1M
OFFICE BUILDING
Est. value
$995,000
AUTO REPAIR, GARAGE
Est. value
$925,000
MEDICAL BUILDING
Est. value
$920,000
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
OFFICE BUILDING
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
1942
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Units
2
Bathrooms
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Fmw Management LLC
Entity
Mailing address
11628 VICTORY BLVD, NORTH HOLLYWOOD, CA 91606-3514
Mailing matches property
Yes
Owner-occupied
Yes
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
Dec 22, 2021
$1,115,000
Fmw Management LLC
Henide Arias
Grant Deed
—
Jun 17, 2021
—
Henide Arias
Juan I Cornejo
Affidavit Of Death Of Joint Tenant
—
May 12, 2021
—
Henide Arias
Henide Arias
Intrafamily Transfer
related
—
Feb 10, 2006
$605,000
Juan I Cornejo
Frida Shabtai
Grant Deed
$453,750 · Metwest Commercial Lender INC
Apr 12, 2000
$172,500
Frida Shabtai
Seelig,edwin R
Grant Deed
$118,500 · Washington Mutual Fsb
—
—
Frida Shabtai
—
Deed Of Trust
related
$148,900 · America's Wholesale Lender
—
—
Frida Shabtai
—
Deed Of Trust
related
$300,700 · America's Wholesale Lender
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.
Try Rey
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