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Property profile & analytics
OFF-MARKET
Estimated value
$1,160,000
Investment properties
12932 Victory Blvd North Hollywood, CA 91606-2924
Individually Owned
27-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7049328
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1970
Construction
WOOD
Total area
3,701 SF
Lot
0.59 ac (25,530 SF)
Zoning code
LAP
APN
2331-032-242
UPID
US09-7049328
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
-
Dr. Katayoon Shafagh, DDS Dental Office
-
1st Choice Dental North Hollywood Dental Office
-
Shafagh Kathy DDS Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.16M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.16M
Owner & transaction history
Katayoon Shafagh · 27 yrs held
Katayoon Shafagh
since 1999
6 recorded transactions
Zoning & alternative use
LAP · North Hollywood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.9M
+11.0%
Office building
$1.8M
+5.2%
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%
$1,250,000
6.5%
$1,155,000
7%
$1,070,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,735,000
Current use
RETAIL STORES
$1,925,000
Change: +11% · Conversion: Easy
OFFICE BUILDING
$1,825,000
Change: +5% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,695,000
Change: -2% · Conversion: Difficult
MEDICAL BUILDING
$1,680,000
Change: -3% · Conversion: Easy
Blend value · Realmo final
$1.16M
Range $1.04M – $1.28M · ±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
$313 / 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
$15,499
Tax year 2024
Assessed value
$1,152,720
Assessed 2024
Previous assessed
$1,152,720
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$845,333
Assessed improvement
$307,387
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
1970
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Units
1
Total area
3,701 SF
Lot
0.59 ac (25,530 SF)
Zoning code
LAP
APN
2331-032-242
UPID
US09-7049328
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAP · North Hollywood, CA
Zoning LAP · permitted uses
LAP · 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
COMMERCIAL (GENERAL) Current
Est. value
$1.7M
RETAIL STORES
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$1.7M
COMMERCIAL (GENERAL) Current
RETAIL STORES
OFFICE BUILDING
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
1970
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Units
1
Lot
0.59 ac
Current owner
From public records · entity-resolved
Katayoon Shafagh
Individual
Mailing address
3780 SUNSWEPT DR, STUDIO CITY, CA 91604-2326
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1999
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
Mar 2, 2022
—
12932 Victory Blvd LLC
—
Deed
related
$750,000 · First Citizens Bank & Trust Co
Dec 8, 2016
—
12932 Victory Blvd LLC
—
Deed
related
$300,000 · Wells Fargo Bank NA
Nov 17, 2000
—
—
Shafagh,k
Quit Claim Deed
related
—
Jun 1, 1999
$750,000
Katayoon Shafagh
Green,david & Eileen
Grant Deed
$675,000 · Money Store Investment Corp
Jun 7, 1994
—
David Green
—
Deed Of Trust
related
—
—
—
Victory Blvd LLC
—
Deed Of Trust
related
$605,250 · Bank Of America
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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