Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$2,915,000
Retail space
12802 Victory Blvd North Hollywood, CA 91606-3013
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-8654365
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1955
Construction
WOOD
Total area
6,039 SF
Lot
0.36 ac (15,664 SF)
Zoning code
LAC1
APN
2332-001-001
UPID
US09-8654365
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.06M
Comparable Approach
Comparable
$3.20M
Blend (final)
Blend
$2.92M
Owner & transaction history
1535 S La Cienega LLC · 1 yrs held
1535 S La Cienega LLC
since 2024
Last sale
$3.2M
6 recorded transactions
Zoning & alternative use
LAC1 · North Hollywood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.7M
+19.1%
Neighborhood: shopping center
$3.7M
+16.9%
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 North Hollywood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North Hollywood 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%
$2,225,000
6.5%
$2,055,000
7%
$1,910,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,145,000
Current use
RESTAURANT
$3,745,000
Change: +19% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$3,675,000
Change: +17% · Conversion: Moderate
OFFICE BUILDING
$2,980,000
Change: -5% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,830,000
Change: -10% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,765,000
Change: -12% · Conversion: Difficult
MEDICAL BUILDING
$2,745,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$2.92M
Range $2.62M – $3.21M · ±10% · vs last sale $3.20M (Sep 4 2024)
Last sale anchor
$3.20M
Sep 4 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
$483 / 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
$15,406
Tax year 2024
Assessed value
$1,190,387
Assessed 2024
Previous assessed
$1,190,387
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$821,223
Assessed improvement
$369,164
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
1955
Construction
WOOD
Heating
NONE
Stories
1
Total area
6,039 SF
Lot
0.36 ac (15,664 SF)
Zoning code
LAC1
APN
2332-001-001
UPID
US09-8654365
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC1 · North Hollywood, CA
Zoning LAC1 · permitted uses
LAC1 · North Hollywood, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
North Hollywood. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$3.1M
RESTAURANT
Est. value
$3.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.7M
OFFICE BUILDING
Est. value
$3.0M
COMMERCIAL (GENERAL)
Est. value
$2.8M
AUTO REPAIR, GARAGE
Est. value
$2.8M
MEDICAL BUILDING
Est. value
$2.7M
RETAIL STORES Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1955
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.36 ac
Current owner
From public records · entity-resolved
1535 S La Cienega LLC
Entity
Mailing address
PO BOX 50709, NASHVILLE, TN 37205-0709
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 4, 2024
$3,200,000
1535 S La Cienega LLC
Victory Ventura LLC
Grant Deed
$1,770,000 · The Golden 1 Cu
Mar 17, 2017
—
Victory Ventura LLC
—
Deed
related
$1,250,000 · Jpmorgan Chase Bank NA
Apr 16, 2002
—
Victory/ventura
Mccoy,s Tr
Grant Deed
related
—
Jun 28, 2000
$790,000
Mccoy Trust
Sheinberg Trust
Grant Deed
$474,500 · Highland Federal Bank
—
—
Vitory Ventura LLC
—
Deed Of Trust
related
$500,000 · Jackson Federal Bank
—
—
Victory Of Ventura LLC
—
Deed Of Trust
related
$750,000 · Citibank West Fsb
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 12802 Victory Blvd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
