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Property profile & analytics
OFF-MARKET
Estimated value
$4,500,000
Retail space
12436 Moorpark St Studio City, CA 91604-1260
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7985556
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1956
Construction
WOOD
Total area
6,528 SF
Lot
0.32 ac (14,005 SF)
Zoning code
LAC2
APN
2367-001-002
UPID
US09-7985556
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
-
My Dream Smoke Shop (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.50M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.50M
Owner & transaction history
Hvn Acquisitions 2 LLC · 1 yrs held
Hvn Acquisitions 2 LLC
since 2024
Last sale
$4.5M
7 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
$4,500,000
ML approach
$4,500,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$5,140,000
Current use
OFFICE BUILDING
$4,630,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$4.50M
Range $4.05M – $4.95M · ±10% · vs last sale $4.50M (Dec 23 2024)
Last sale anchor
$4.50M
Dec 23 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
$689 / 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
$71,960
Tax year 2024
Assessed value
$5,909,472
Assessed 2024
Previous assessed
$5,909,472
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$5,077,152
Assessed improvement
$832,320
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
WOOD
Heating
NONE
Stories
1
Units
1
Total area
6,528 SF
Lot
0.32 ac (14,005 SF)
Zoning code
LAC2
APN
2367-001-002
UPID
US09-7985556
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
RETAIL STORES Current
Est. value
$5.1M
OFFICE BUILDING
Est. value
$4.6M
RETAIL STORES Current
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
1956
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.32 ac
Current owner
From public records · entity-resolved
Hvn Acquisitions 2 LLC
Entity
Free & Clear · 1 yrs held
Mailing address
13888 VLY VIS BLVD, SHERMAN OAKS, CA 91423-4663
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2024
$4,500,000
Hvn Acquisitions 2 LLC
12432 Moorpark LLC
Grant Deed
—
May 19, 2022
—
12432 Moorpark LLC
Francine Robbins
Grant Deed
—
Feb 2, 2022
—
Francine Robbins
Francine Robbins
Intrafamily Transfer
related
—
Oct 20, 2010
—
Korchak Irving & Jocelyn Trust
Korchak Irving & J Trust
Quit Claim Deed
related
—
Apr 22, 2010
—
Korchak Irving Exemption Trust
Korchak Irving & J Trust
Quit Claim Deed
related
—
Mar 18, 1998
—
Irving Korchak
Korchak I Trustee,
Quit Claim Deed
related
—
Aug 9, 1989
—
Korc
Korchak Irving T
Quit Claim Deed
related
—
Jun 20, 1989
—
Korchak Irving
Korchak Irving&
Quit Claim Deed
related
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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