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Property profile & analytics
OFF-MARKET
Estimated value
$12,310,000
Community centers
12411 Burbank Blvd Valley Village, CA 91607-1616
Entity Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8433074
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1961
Construction
TILT-UP CONCRETE
Total area
39,041 SF
Lot
2.67 ac (116,286 SF)
Zoning code
LAC2
APN
2340-016-084
UPID
US09-8433074
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
-
Spice Plus Inc – Indian Restaurant and Grocery Grocery & Convenience Store Food Market
-
Spice Plus Indian Restaurant & Grocery Grocery & Convenience Store Food Market
-
Dollar Up Store Discount Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$14.24M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.31M
Owner & transaction history
Burbank Whitsett Plaza LLC · 13 yrs held
Burbank Whitsett Plaza LLC
since 2013
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%
$15,425,000
6.5%
$14,240,000
7%
$13,220,000
Alternative Use
Use
Estimation
RETAIL STORES
$20,320,000
Change: -14% · Conversion: Easy
OFFICE BUILDING
$19,260,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$12.31M
Range $11.08M – $13.54M · ±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
$315 / 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
$145,779
Tax year 2024
Assessed value
$11,348,453
Assessed 2024
Previous assessed
$11,348,453
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$6,241,648
Assessed improvement
$5,106,805
Applied tax rate
8.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1961
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
3
Stories
1
Total area
39,041 SF
Lot
2.67 ac (116,286 SF)
Zoning code
LAC2
APN
2340-016-084
UPID
US09-8433074
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
RETAIL STORES
Est. value
$20.3M
OFFICE BUILDING
Est. value
$19.3M
RETAIL STORES
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
1961
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
3
Lot
2.67 ac
Current owner
From public records · entity-resolved
Burbank Whitsett Plaza LLC
Entity
Mailing address
204 S BEVERLY DR STE #115, BEVERLY HILLS, CA 90212-3800
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 16, 2025
—
Burbank Whitseif Plaza LLC
—
Deed
related
$4,560,000 · Jpmorgan Chase Bank NA
Jun 14, 2013
$4,614,500
Burbank Whitsett Plaza LLC
Hitters Alley 7 LLC
Grant Deed
$5,500,000 · Wells Fargo Bk 2005-ldp4 (ce)
Jul 20, 2005
—
Hitters Alley 7 LLC
Hitters Alley Ltd
Grant Deed
$5,500,000 · Jpmorgan Chase Bank NA
Aug 8, 2003
$5,700,000
Hitters Alley Ltd
Elkawass,jean S
Grant Deed
$4,165,000 · Universal Bank
Apr 28, 1998
—
Jean S Elkawass
Elkawass,k
Quit Claim Deed
$1,500,000 · First State Bank Southern Ca
Jan 18, 1996
$1,300,000
R L B Partnership
Garlieston Corp Nv
Trustees Deed
—
Oct 12, 1988
$150,000
Garlieston Corp N V
Unknown
Grant Deed
—
—
—
Jean S Elkawass
—
Deed Of Trust
related
$2,250,000 · Wells Fargo Bank West NA
—
—
Hitters Alley Ltd
—
Deed Of Trust
related
$275,000 · Lori Walbridge
—
—
Jean S Elkawass
—
Deed Of Trust
related
$2,240,541 · American Pacific State Bank
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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