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Property profile & analytics
OFF-MARKET
Estimated value
$1,110,000
Manufacturing properties
11739 Vose St North Hollywood, CA 91605-5736
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9646536
Property profile
Verified
Property type
Manufacturing properties
Use group
FOOD PROCESSING
Year built
1952
Construction
TILT-UP CONCRETE
Total area
2,678 SF
Lot
0.15 ac (6,429 SF)
Zoning code
LAM2
APN
2321-004-014
UPID
US09-9646536
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.11M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$978k
Blend (final)
Blend
$1.11M
Owner & transaction history
Victorio & Sons Landscaping INC · 2 yrs held
Victorio & Sons Landscaping INC
since 2024
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
LAM2 · North Hollywood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.6M
+127.2%
Retail stores
$1.4M
+94.3%
Office building
$1.3M
+84.1%
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
$1,110,000
ML approach
$1,110,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$715,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,630,000
Change: +127% · Conversion: Difficult
RETAIL STORES
$1,395,000
Change: +94% · Conversion: Moderate
OFFICE BUILDING
$1,320,000
Change: +84% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,255,000
Change: +75% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,225,000
Change: +71% · Conversion: Easy
MEDICAL BUILDING
$1,215,000
Change: +70% · Conversion: Difficult
WAREHOUSE, STORAGE
$785,000
Change: +10% · Conversion: Easy
Blend value · Realmo final
$1.11M
Range $999k – $1.22M · ±10% · vs last sale $1.11M (Feb 9 2024)
Last sale anchor
$1.11M
Feb 9 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
$414 / 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
$7,491
Tax year 2024
Assessed value
$584,920
Assessed 2024
Previous assessed
$584,920
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$408,830
Assessed improvement
$176,090
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
Manufacturing properties
Use group
FOOD PROCESSING
Status
Off-Market
Year built
1952
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
2,678 SF
Lot
0.15 ac (6,429 SF)
Zoning code
LAM2
APN
2321-004-014
UPID
US09-9646536
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAM2 · North Hollywood, CA
Zoning LAM2 · permitted uses
LAM2 · 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
INDUSTRIAL (GENERAL) Current
Est. value
$715,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
RETAIL STORES
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$785,000
INDUSTRIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
OFFICE BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1952
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Victorio & Sons Landscaping INC
Entity
Mailing address
2865 IAN ST, SIMI VALLEY, CA 93063-2126
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 24, 2025
—
Victorio And Sons Landscaping INC
—
Deed
related
$500,000 · United States Small Business Admin
Feb 9, 2024
$1,110,000
Victorio & Sons Landscaping INC
Anthony Mersola JR
Grant Deed
$610,500 · Us Bank NA
Feb 9, 2024
—
Victorio & Sons Landscaping INC
—
Deed
related
$403,000 · Business Finance Capital
Jun 15, 2021
—
Anthony Mersola JR
—
Deed
related
$375,000 · Pmf Ca Reit LLC
Feb 29, 2012
$475,000
Anthony Mersola JR
Nc Property Development LLC
Grant Deed
—
Feb 4, 2010
—
Kevin Barrett
Barrett,lynn
Quit Claim Deed
related
—
Feb 4, 2010
$400,000
Nc Property & Dev LLC
Barrett,kevin
Grant Deed
$200,000 · Kevin Barrett
Dec 1, 2009
$265,000
Kevin Barrett
Fci Lender Services INC
Trustees Deed
related
—
Mar 14, 2008
$375,000
Arsen A Tsolaky
Guglielmo,bishop L
Grant Deed
$350,000 · Kevin Barrett
Mar 14, 2008
—
Arsen Tsolaky
Armenyan,drastamat
Quit Claim Deed
related
—
May 29, 1997
—
Leopoldo Guglielmo
Lag Co
Grant Deed
related
—
Mar 7, 1990
—
Lag
Guglielmo,leopol
Quit Claim Deed
related
—
—
—
C A G Co Trust
—
Deed Of Trust
related
$50,000 · Individual
—
—
Guglielmo Leopol
—
Deed Of Trust
related
$50,000 · Kaufman Julius&
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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