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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Investment properties
13230 Burbank Blvd Sherman Oaks, CA 91401-6038
Entity Owned
8-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8378233
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1918
Construction
WOOD
Total area
1,655 SF
Lot
0.15 ac (6,498 SF)
Zoning code
LAC2
APN
2345-005-002
UPID
US09-8378233
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
-
Grandma's Thai Kitchen Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$515k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$535k
Owner & transaction history
13222 Burbank LLC · 8 yrs held
13222 Burbank LLC
since 2018
7 recorded transactions
Zoning & alternative use
LAC2 · Sherman Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$880,000
+23.6%
Medical building
$750,000
+5.6%
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 Sherman Oaks submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sherman Oaks 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%
$560,000
6.5%
$515,000
7%
$480,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$715,000
Current use
RETAIL STORES
$880,000
Change: +24% · Conversion: Easy
MEDICAL BUILDING
$750,000
Change: +6% · Conversion: Easy
OFFICE BUILDING
$605,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$535k
Range $482k – $589k · ±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
$323 / 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
$15,351
Tax year 2024
Assessed value
$1,246,753
Assessed 2024
Previous assessed
$1,246,753
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$1,224,882
Assessed improvement
$21,871
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
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1918
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
1,655 SF
Lot
0.15 ac (6,498 SF)
Zoning code
LAC2
APN
2345-005-002
UPID
US09-8378233
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Sherman Oaks, CA
Zoning LAC2 · permitted uses
LAC2 · Sherman Oaks, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sherman Oaks. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$715,000
RETAIL STORES
Est. value
$880,000
MEDICAL BUILDING
Est. value
$750,000
OFFICE BUILDING
Est. value
$605,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
MEDICAL BUILDING
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
1918
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
13222 Burbank LLC
Entity
Free & Clear · 8 yrs held
Mailing address
17101 TUBA ST, NORTHRIDGE, CA 91325-1650
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
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
Oct 8, 2019
—
Gayane Saakyan
—
Deed
related
$1,430,000 · Harvest Com'l Cap LLC
Apr 5, 2018
$1,340,000
13222 Burbank LLC
Jake Daisy LLC
Grant Deed
—
Apr 5, 2018
—
Knoch Family Trust
Knoch Family Trust
Quit Claim Deed
related
—
Oct 4, 2013
—
Jake Daisy LLC
Knoch Elliott J JR Trust
Quit Claim Deed
—
Mar 20, 2013
—
Knoch Family Trust
Knoch Family Trust
Quit Claim Deed
related
—
Mar 13, 2013
—
Betty L Fioravanti
Knoch,elliott J
Affidavit Of Death
—
Dec 3, 2008
—
Knoch Family Trust
13222 Burbank Blvd LLC
Grant Deed
related
—
Jul 18, 2008
—
13222 Burbank Blvd LLC
Knoch,elliott JR
Grant Deed
—
—
—
Knoch Trust
—
Deed Of Trust
related
$50,000 · Individual
—
—
Gayane Saakyan
—
Deed Of Trust
related
$1,430,000 · Harvest Com'l Cap LLC
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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