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Property profile & analytics
OFF-MARKET
Estimated value
$2,910,000
Retail space
12121 Magnolia Blvd 29 Valley Village, CA 91607-2609
Trust Owned
8-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7673710
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1956
Construction
TILT-UP CONCRETE
Total area
10,514 SF
Lot
0.73 ac (31,792 SF)
Zoning code
LAC2
APN
2347-018-015
UPID
US09-7673710
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
-
Hughie's Liquor (Bike/Boat/Book/etc) Store Wine and Liquor Store
-
Elen's Lash Lounge Hair Salon
-
Christina Threading Hair Salon Nail Salon
-
Hodlbum Bitcoin ATM Crypto Atm
-
Elegant Touch Beauty Salon Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.58M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.91M
Owner & transaction history
Hoffman Living Trust · 8 yrs held
Hoffman Living Trust
since 2018
7 recorded transactions
Zoning & alternative use
LAC2 · Valley Village, 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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,875,000
6.5%
$3,580,000
7%
$3,325,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$4,815,000
Change: -12% · Conversion: Difficult
MEDICAL BUILDING
$4,780,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$2.91M
Range $2.62M – $3.20M · ±10%
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
$277 / 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
$35,302
Tax year 2024
Assessed value
$2,744,837
Assessed 2024
Previous assessed
$2,744,837
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$2,039,652
Assessed improvement
$705,185
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
1956
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
10,514 SF
Lot
0.73 ac (31,792 SF)
Zoning code
LAC2
APN
2347-018-015
UPID
US09-7673710
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
AUTO REPAIR, GARAGE
Est. value
$4.8M
MEDICAL BUILDING
Est. value
$4.8M
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
1956
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.73 ac
Current owner
From public records · entity-resolved
Hoffman Living Trust
Trust
Free & Clear · 8 yrs held
Mailing address
10725 FULLBRIGHT AVE, CHATSWORTH, CA 91311-1736
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 4, 2022
—
Marc E Hoffman
—
Deed
related
$4,100,000 · Mufg Union Bank NA
Apr 30, 2018
—
Hoffman Living Trust
Hoffman Living Trust
Quit Claim Deed
related
—
Mar 14, 2018
—
Hoffman Living Trust
Laurel Of Magnolia Shopping Cente
Quit Claim Deed
—
Dec 22, 2016
—
Laurel Of Magnolia Shopping Cente
—
Deed
related
$4,100,000 · Mufg Union Bk NA
Nov 6, 1992
$830,000
Bernard D Hoffman
—
Grant Deed
related
—
May 6, 1992
$2,350,000
Westwood Financial Corp
—
Grant Deed
related
—
—
—
Laurel Of Magnolia Shopping Ctr I
—
Deed Of Trust
related
$4,100,000 · Union Bank
—
—
Laurel Of Magnolia Shopping Cente
—
Deed Of Trust
related
$4,100,000 · Mufg Union Bk NA
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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