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Property profile & analytics
OFF-MARKET
Estimated value
$2,350,000
Retail space
11652 Victory Blvd North Hollywood, CA 91606-3514
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7718298
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1959
Construction
TILT-UP CONCRETE
Total area
3,000 SF
Lot
0.13 ac (5,850 SF)
Zoning code
LAC1
APN
2335-026-001
UPID
US09-7718298
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
-
LATINO MINI MART Grocery & Convenience Store Food Market
-
ATM Atm
-
IceMood Big Box & Wholesale Store Distribution Center
-
Crystal Fresh Water Discount Store Discount Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.35M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.36M
Blend (final)
Blend
$2.35M
Owner & transaction history
More Media Investments LLC · 2 yrs held
More Media Investments LLC
since 2024
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
LAC1 · North Hollywood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.8M
+16.9%
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
$2,350,000
ML approach
$2,350,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,560,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,825,000
Change: +17% · Conversion: Moderate
OFFICE BUILDING
$1,480,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$2.35M
Range $2.12M – $2.59M · ±10% · vs last sale $2.35M (Jul 19 2024)
Last sale anchor
$2.35M
Jul 19 2024
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
$783 / 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
$11,975
Tax year 2024
Assessed value
$959,343
Assessed 2024
Previous assessed
$959,343
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$669,310
Assessed improvement
$290,033
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1959
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
2
Total area
3,000 SF
Lot
0.13 ac (5,850 SF)
Zoning code
LAC1
APN
2335-026-001
UPID
US09-7718298
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
RETAIL STORES Current
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.5M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE 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
1959
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
2
Lot
0.13 ac
Current owner
From public records · entity-resolved
More Media Investments LLC
Entity
Mailing address
3410 E 14TH ST, LOS ANGELES, CA 90023-3804
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 19, 2024
$2,352,000
More Media Investments LLC
Siamak Seleh
Grant Deed
$22,500 · The Siamak Seleh Living Trust
May 10, 2019
—
Seleh,siamak Living Trust
Seleh,siamak
Quit Claim Deed
related
—
Sep 29, 2017
—
Siamak Seleh
Seleh,orli
Quit Claim Deed
related
—
Sep 29, 2017
$2,452,000
Siamak Seleh
Plaza Shopping Center LLC
Grant Deed
$1,471,200 · Commercial Bk/ca
May 22, 2015
$2,070,000
Plaza Shopping Center LLC
Rhodes D & G Family Trust
Grant Deed
$1,283,000 · Bbcn Bk
May 22, 2015
—
Doris Rhodes
Rhodes George V
Affidavit Of Death
related
—
Sep 20, 2010
—
Stern Craig Trust
R & E Trust I
Quit Claim Deed
related
—
Mar 31, 2010
$257,500
Blatt Blanche Trust
R & E Trust
Quit Claim Deed
related
—
Apr 14, 2005
—
Rhodes D & G Trust
Rhodes D & G Trust
Quit Claim Deed
related
—
May 5, 1998
$607,722
Rhodes Trust
Levine,sanford
Trustees Deed
—
Feb 5, 1996
—
Center For The Improvement Of
—
Deed Of Trust
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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