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Property profile & analytics
OFF-MARKET
Estimated value
$4,765,000
Retail space
13131 Ventura Blvd Studio City, CA 91604
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6197539
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2000
Construction
TILT-UP CONCRETE
Total area
4,995 SF
Lot
0.3 ac (13,262 SF)
Zoning code
LAC2
APN
2375-016-023
UPID
US09-6197539
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
$4.75M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.94M
Blend (final)
Blend
$4.77M
Owner & transaction history
11489 LLC · 3 yrs held
11489 LLC
since 2023
Last sale
$4.8M
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
$4,810,000
ML approach
$4,745,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$3,935,000
Current use
OFFICE BUILDING
$3,540,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$4.77M
Range $4.29M – $5.24M · ±10% · vs last sale $4.75M (Jun 20 2023)
Last sale anchor
$4.75M
Jun 20 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
$954 / 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
$59,115
Tax year 2024
Assessed value
$4,845,000
Assessed 2024
Previous assessed
$4,845,000
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$3,621,000
Assessed improvement
$1,224,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2000
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
4,995 SF
Lot
0.3 ac (13,262 SF)
Zoning code
LAC2
APN
2375-016-023
UPID
US09-6197539
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
$3.9M
OFFICE BUILDING
Est. value
$3.5M
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
2000
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.3 ac
Current owner
From public records · entity-resolved
11489 LLC
Entity
Mailing address
4221 WILSHIRE BLVD STE #430, LOS ANGELES, CA 90010-3547
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 15, 2023
—
11489 LLC
—
Deed
related
$2,000,000 · City National Bank
Jun 20, 2023
$4,750,000
11489 LLC
13131 Ventura LLC
Grant Deed
$2,000,000 · Logan Worchill
Jul 22, 2009
$2,050,000
13131 Ventura LLC
Victoria Land Partners
Grant Deed
—
Apr 1, 2005
$458,000
Victoria Land Partners
Granite Peak Property Invs
Grant Deed
$1,500,000 · Commercial Capital Bank Fsb
Apr 1, 2005
—
Malk Andrew J Trust
Malk,andrew J
Quit Claim Deed
related
—
Aug 9, 1999
$775,000
Greene Trust
Mostero Trust
Grant Deed
—
Jan 14, 1998
—
Mostero Ronald R
Mostero,r R & T M
Quit Claim Deed
related
—
Jan 7, 1998
—
Ronald R Mostero
Mostero,r R & T M
Quit Claim Deed
related
—
Aug 5, 1971
$315,000
—
—
Grant Deed
related
—
—
—
Ronald R Mostero
—
Deed Of Trust
related
$350,000 · Peninsula Nat'l
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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