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Property profile & analytics
OFF-MARKET
Estimated value
$970,000
Apartment buildings
13358 Victory Blvd Van Nuys, CA 91401-1852
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6333877
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1951
Construction
WOOD
Total area
3,468 SF
Lot
0.13 ac (5,633 SF)
Zoning code
LAR3
APN
2330-002-016
UPID
US09-6333877
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
$860k
Comparable Approach
Comparable
$999k
Blend (final)
Blend
$970k
Owner & transaction history
13358 Victory Blvd LLC
13358 Victory Blvd LLC
since 2025
Last sale
$1.0M
7 recorded transactions
Zoning & alternative use
LAR3 · Van Nuys, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.6M
+98.7%
Commercial (general)
$1.5M
+88.2%
Office building
$1.3M
+59.4%
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 Van Nuys submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Van Nuys 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%
$930,000
6.5%
$860,000
7%
$795,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$795,000
Current use
MEDICAL BUILDING
$1,575,000
Change: +99% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,495,000
Change: +88% · Conversion: Moderate
OFFICE BUILDING
$1,265,000
Change: +59% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,020,000
Change: +28% · Conversion: Difficult
Blend value · Realmo final
$970k
Range $873k – $1.07M · ±10% · vs last sale $1.01M (Jul 8 2025)
Last sale anchor
$1.01M
Jul 8 2025
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
$280 / 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
$10,667
Tax year 2024
Assessed value
$819,515
Assessed 2024
Previous assessed
$819,515
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$450,708
Assessed improvement
$368,807
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1951
Construction
WOOD
Heating
NONE
Cooling
YES
Units
5
Bathrooms
5
Total area
3,468 SF
Lot
0.13 ac (5,633 SF)
Zoning code
LAR3
APN
2330-002-016
UPID
US09-6333877
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR3 · Van Nuys, CA
Zoning LAR3 · permitted uses
LAR3 · Van Nuys, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Van Nuys. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$795,000
MEDICAL BUILDING
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.0M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
OFFICE BUILDING
WAREHOUSE, STORAGE
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
1951
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
5
Bathrooms
5
Lot
0.13 ac
Current owner
From public records · entity-resolved
13358 Victory Blvd LLC
Entity
Mailing address
6080 W PICO BLVD, LOS ANGELES, CA 90035-2647
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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, 2025
$1,010,000
13358 Victory Blvd LLC
Burbank Pass LLC
Grant Deed
—
Nov 6, 2007
$635,000
Burbank Pass LLC
The Mandella Revocable Trust #1
Grant Deed
$369,000 · Independence Bank
Feb 26, 1993
$120,000
Mandella,trust
Fidelity Fed'l
Grant Deed
—
Aug 5, 1992
$215,683
Fidelity Fed Bank
Tagliere,james A
Trustees Deed
related
—
Nov 4, 1991
$121,000
John A Rance
Zilberstein,ahro
Grant Deed
related
—
May 18, 1990
$48,500
Zilberstein Ahro
Olivier Jason
Grant Deed
related
—
Mar 30, 1990
—
Jason Olivier
Tagliere James A
Quit Claim Deed
related
$55,000 · Olivier Fred&mar
Mar 23, 1990
$230,000
Silverman Realty
Hoffman Donald A
Trustees Deed
—
Mar 23, 1990
$275,000
Tagliere James A
Silverman Realty
Trustees Deed
$196,800 · Fidelity Federal Bank
—
—
Mandella Trust
—
Deed Of Trust
related
$130,000 · American Savings Bank
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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