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Property profile & analytics
OFF-MARKET
Estimated value
$950,000
Investment properties
12186 Ventura Blvd Studio City, CA 91604-2517
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7943625
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1937
Construction
WOOD
Total area
3,300 SF
Lot
0.11 ac (5,000 SF)
Zoning code
LAC2
APN
2369-004-042
UPID
US09-7943625
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
-
Bluestone Lane Studio City Coffee Shop Cafe & Coffee Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$985k
CAP Approach
CAP
$1.03M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$950k
Owner & transaction history
Pescado 12323 Ventura Blvd LLC · 3 yrs held
Pescado 12323 Ventura Blvd LLC
since 2023
Last sale
$900,009
6 recorded transactions
Zoning & alternative use
LAC2 · Studio City, 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 Studio City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Studio City 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
$925,000
ML approach
$985,000
CAP Approach
CAP Return
Estimation
6%
$1,115,000
6.5%
$1,030,000
7%
$955,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,550,000
Current use
AUTO REPAIR, GARAGE
$1,510,000
Change: -2% · Conversion: Difficult
MEDICAL BUILDING
$1,500,000
Change: -3% · Conversion: Easy
Blend value · Realmo final
$950k
Range $855k – $1.05M · ±10% · vs last sale $900k (Jun 27 2023)
Last sale anchor
$900k
Jun 27 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
$288 / 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
$41,979
Tax year 2024
Assessed value
$3,350,453
Assessed 2024
Previous assessed
$3,350,453
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$2,464,218
Assessed improvement
$886,235
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1937
Construction
WOOD
Heating
NONE
Stories
1
Units
4
Total area
3,300 SF
Lot
0.11 ac (5,000 SF)
Zoning code
LAC2
APN
2369-004-042
UPID
US09-7943625
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Studio City, CA
Zoning LAC2 · permitted uses
LAC2 · Studio City, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Studio City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.5M
COMMERCIAL (GENERAL) Current
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
1937
Construction
WOOD
Heating
NONE
Stories
1
Units
4
Lot
0.11 ac
Current owner
From public records · entity-resolved
Pescado 12323 Ventura Blvd LLC
Entity
Mailing address
4430 TEDREGAL CT, CALABASAS, CA 91302-2517
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 27, 2023
$900,000
Pescado 12323 Ventura Blvd LLC
Thomas Gyulay JR
Grant Deed
$4,500,000 · American Business Bank
Dec 4, 2017
—
Thomas Gyulay JR
—
Deed
related
$4,750,000 · American Business Bank
Oct 8, 2013
$6,058,000
Gyulay,thomas JR & L H Trust
12190 Ventura Boulevard Assocs
Grant Deed
$2,900,000 · City National Bank
Feb 1, 1971
—
—
—
Grant Deed
related
—
—
—
12190 Ventura Blvd Assoc
—
Deed Of Trust
related
$300,000 · Greenvalley Mana
—
—
12190 Ventura Blvd Associates
—
Deed Of Trust
related
$263,500 · Gary Gordon Trustee
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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