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Property profile & analytics
OFF-MARKET
Estimated value
$14,465,000
Office buildings
11631 Victory Blvd North Hollywood, CA 91606-3572
Entity Owned
16-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7715523
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1955
Construction
TILT-UP CONCRETE
Total area
67,810 SF
Lot
2.42 ac (105,350 SF)
Zoning code
LARD1.5
APN
2335-012-019
UPID
US09-7715523
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
-
Victory Dental Care Dental Office
-
Fernandez Caroline R DDS Dental Office
-
Dr. Ofik Babayan, MD Physician
-
Noble Community Medical Associates, North Hollywood: Michael Koshak, MD Pediatrician Physician
-
Makovoz Galina MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$14.47M
Owner & transaction history
11631 Victory LLC · 16 yrs held
11631 Victory LLC
since 2010
7 recorded transactions
Zoning & alternative use
LARD1.5 · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$213 / 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
$152,160
Tax year 2024
Assessed value
$11,896,893
Assessed 2024
Previous assessed
$11,896,893
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$3,923,092
Assessed improvement
$7,973,801
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
1955
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Units
1
Total area
67,810 SF
Lot
2.42 ac (105,350 SF)
Zoning code
LARD1.5
APN
2335-012-019
UPID
US09-7715523
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LARD1.5 · North Hollywood, CA
Zoning LARD1.5 · permitted uses
LARD1.5 · 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.
Building & site characteristics
From public records
Year built
1955
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Units
1
Lot
2.42 ac
Current owner
From public records · entity-resolved
11631 Victory LLC
Entity
Mailing address
3012 RIVERSIDE DR, LOS ANGELES, CA 90039-2014
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 10, 2025
—
11631 Victory LLC
—
Deed
related
$3,500,000 · First General Bank
Apr 1, 2025
—
11631 Victory LLC
—
Deed
related
$20,000,000 · First General Bank
Aug 30, 2021
—
11631 Victory LLC
—
Deed
related
$17,000,000 · Standard Insurance Co
Aug 14, 2017
—
11631 Victory LLC
—
Trustees Deed
related
$4,160,000 · First General Bk
Apr 9, 2010
$5,100,000
11631 Victory LLC
Schulman,joseph
Grant Deed
$3,000,000 · First General Bank
Jan 14, 2009
—
Stuart Harris
Harris,phyllis
Quit Claim Deed
related
—
Jun 8, 2005
—
Susan James
James,gerald
Quit Claim Deed
$2,400,000 · United Commercial Bank
Oct 3, 1988
$4,100,000
11631 Victory
Rash
Grant Deed
$2,735,000 · Home Savings Of America
—
—
11631 Victory LLC
—
Loan Modification
related
$3,500,000 · First General Bank
—
—
11631 Victory Partnership LP
—
Deed Of Trust
related
$2,700,000 · Quaker City 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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