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Property profile & analytics
OFF-MARKET
Estimated value
$2,095,000
Investment properties
13302 Moorpark St Sherman Oaks, CA 91423
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7046274
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1956
Construction
WOOD
Total area
6,881 SF
Lot
0.45 ac (19,592 SF)
Zoning code
LAC2
APN
2360-012-005
UPID
US09-7046274
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
$2.15M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.10M
Owner & transaction history
Sutton Oaks LLC · 6 yrs held
Sutton Oaks LLC
since 2019
7 recorded transactions
Zoning & alternative use
LAC2 · Sherman Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$3.1M
+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%
$2,320,000
6.5%
$2,145,000
7%
$1,990,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,965,000
Current use
MEDICAL BUILDING
$3,130,000
Change: +6% · Conversion: Easy
OFFICE BUILDING
$2,510,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$2.10M
Range $1.89M – $2.30M · ±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
$304 / 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
$59,215
Tax year 2024
Assessed value
$4,813,980
Assessed 2024
Previous assessed
$4,813,980
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$3,859,925
Assessed improvement
$954,055
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1956
Construction
WOOD
Heating
NONE
Buildings
4
Stories
1
Units
2
Bathrooms
2
Total area
6,881 SF
Lot
0.45 ac (19,592 SF)
Zoning code
LAC2
APN
2360-012-005
UPID
US09-7046274
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
$3.0M
MEDICAL BUILDING
Est. value
$3.1M
OFFICE BUILDING
Est. value
$2.5M
COMMERCIAL (GENERAL) Current
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
1956
Construction
WOOD
Heating
NONE
Stories
1
Buildings
4
Units
2
Bathrooms
2
Lot
0.45 ac
Current owner
From public records · entity-resolved
Sutton Oaks LLC
Entity
Mailing address
13636 VENTURA BLVDPMB186, SHERMAN OAKS, CA 91423-3700
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
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
Aug 20, 2020
—
Sutton Oaks LLC
—
Deed
related
$2,187,500 · Mission Bk
Aug 16, 2019
$4,375,000
Sutton Oaks LLC
Aphrodite Barnes
Grant Deed
$10,000 · Mission Bank
Jul 9, 2019
—
Nancy L Astrachan
Giannos Family Trust
Quit Claim Deed
related
—
Sep 20, 2018
—
Astrachan,n Separate Prop Trust
Astrachan,nancy L
Quit Claim Deed
related
—
Jan 31, 2007
—
Barnes Aphrodite Trust
Barnes,aphrodite
Quit Claim Deed
related
—
Oct 17, 2002
—
Nancy L Astrachan
Barnes,a Tr
Grant Deed
related
—
Sep 1, 1989
—
Earnest Giannos
Giannos Ernest A
Quit Claim Deed
related
—
—
—
Sutton Oaks LLC
—
Deed Of Trust
related
$1,800,000 · Cdc Small Busn Fin
—
—
Sutton Oaks LLC
—
Deed Of Trust
related
$2,187,500 · Mission Bk
—
—
Nancy T Giannos
—
Deed Of Trust
related
$44,700 · Us Small Business Admn
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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