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Property profile & analytics
OFF-MARKET
Estimated value
$47,345,000
Office buildings
12020 Chandler Blvd Valley Village, CA 91607-2189
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6331711
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1970
Construction
CONCRETE
Total area
125,007 SF
Lot
1.22 ac (53,288 SF)
Zoning code
LAC2
APN
2348-016-099
UPID
US09-6331711
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
-
Pilgrim Media Group Film Production Television Studio
-
ScreenEngine/ASI Advertising Agency
-
1620 Media Film Production Television Studio
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$44.84M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$47.35M
Owner & transaction history
Sag Aftra National Headquarters LLC · 3 yrs held
Sag Aftra National Headquarters LLC
since 2023
Last sale
$47.1M
7 recorded transactions
Zoning & alternative use
LAC2 · Valley Village, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$77.5M
+25.7%
Neighborhood: shopping center
$76.1M
+23.4%
Retail stores
$65.1M
+5.5%
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 Valley Village submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Valley Village 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
$50,340,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$48,580,000
6.5%
$44,840,000
7%
$41,640,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$61,665,000
Current use
RESTAURANT
$77,500,000
Change: +26% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$76,080,000
Change: +23% · Conversion: Difficult
RETAIL STORES
$65,055,000
Change: +6% · Conversion: Moderate
COMMERCIAL (GENERAL)
$58,630,000
Change: -5% · Conversion: Easy
AUTO REPAIR, GARAGE
$57,230,000
Change: -7% · Conversion: Difficult
MEDICAL BUILDING
$56,825,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$47.35M
Range $42.61M – $52.08M · ±10% · vs last sale $47.10M (Mar 14 2023)
Last sale anchor
$47.10M
Mar 14 2023
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
$379 / 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
$454,012
Tax year 2024
Assessed value
$36,801,600
Assessed 2024
Previous assessed
$36,801,600
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$9,180,000
Assessed improvement
$27,621,600
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
1970
Construction
CONCRETE
Heating
NONE
Buildings
2
Stories
4
Total area
125,007 SF
Lot
1.22 ac (53,288 SF)
Zoning code
LAC2
APN
2348-016-099
UPID
US09-6331711
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Valley Village, CA
Zoning LAC2 · permitted uses
LAC2 · Valley Village, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Valley Village. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$61.7M
RESTAURANT
Est. value
$77.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$76.1M
RETAIL STORES
Est. value
$65.1M
COMMERCIAL (GENERAL)
Est. value
$58.6M
AUTO REPAIR, GARAGE
Est. value
$57.2M
MEDICAL BUILDING
Est. value
$56.8M
OFFICE BUILDING Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
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
1970
Construction
CONCRETE
Heating
NONE
Stories
4
Buildings
2
Lot
1.22 ac
Current owner
From public records · entity-resolved
Sag Aftra National Headquarters LLC
Entity
Free & Clear · 3 yrs held
Mailing address
5757 WILSHIRE BLVD7THFL, LOS ANGELES, CA 90036-5810
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 14, 2023
$47,100,000
Sag Aftra National Headquarters LLC
12020 Chandler LLC
Grant Deed
—
Aug 15, 2018
—
12020 Chandler LLC
Airport Holdings LP
Grant Deed
$25,000,000 · Compass Bank
Sep 28, 2017
—
Airport Holdings LP
—
Loan Modification
related
$20,000,000 · East West Bk
Jun 27, 2016
$24,000,000
Airport Holdings LP
Chandler Office LLC
Grant Deed
related
$17,500,000 · East West Bk
Apr 4, 2008
—
Chandler Office LLC
Chandler Corners LLC
Quit Claim Deed
$18,828,000 · Capmark Bank
May 27, 2005
$10,208,100
Chandler Corners LLC
Metcalf Family Trust
Grant Deed
—
Aug 27, 2002
—
Metcalf,tr
Patrician Associates
Grant Deed
$8,775,000 · Washington Mutual Fsb
Dec 30, 1988
$14,250,000
Patrician Associates INC
Unknown
Grant Deed
—
—
—
Chandler Office LLC
—
Deed Of Trust
related
$18,700,000 · Pfp Holding Co III LLC
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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