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Property profile & analytics
OFF-MARKET
Estimated value
$7,605,000
Office buildings
13412 Ventura Blvd Sherman Oaks, CA 91423-3965
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-9510379
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1986
Construction
WOOD
Total area
19,496 SF
Lot
0.29 ac (12,748 SF)
Zoning code
LAC2
APN
2373-005-024
UPID
US09-9510379
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
-
Sally Truong - Premier Plus Lending Loan Service Bank
-
Roger Jarnigan Real Estate Real Estate Agency
-
Premier Plus Lending Loan Service Bank
-
UFO Film and Television center Film Production Television Studio
-
Sherman Oaks Emergency Dental Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.77M
CAP Approach
CAP
$7.00M
Comparable Approach
Comparable
$9.93M
Blend (final)
Blend
$7.61M
Owner & transaction history
Resilience West LLC · 4 yrs held
Resilience West LLC
since 2022
Last sale
$8.7M
7 recorded transactions
Zoning & alternative use
LAC2 · Sherman Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$11.9M
+66.8%
Restaurant
$10.9M
+53.4%
Retail stores
$10.4M
+45.9%
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
$5,575,000
ML approach
$5,765,000
CAP Approach
CAP Return
Estimation
6%
$7,575,000
6.5%
$6,995,000
7%
$6,495,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$7,115,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$11,865,000
Change: +67% · Conversion: Difficult
RESTAURANT
$10,910,000
Change: +53% · Conversion: Moderate
RETAIL STORES
$10,375,000
Change: +46% · Conversion: Moderate
MEDICAL BUILDING
$8,860,000
Change: +25% · Conversion: Easy
COMMERCIAL (GENERAL)
$8,395,000
Change: +18% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$6,340,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$7.61M
Range $6.84M – $8.37M · ±10% · vs last sale $8.68M (Mar 17 2022)
Last sale anchor
$8.68M
Mar 17 2022
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
$390 / 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
$110,590
Tax year 2024
Assessed value
$9,030,672
Assessed 2024
Previous assessed
$9,030,672
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$3,308,472
Assessed improvement
$5,722,200
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1986
Construction
WOOD
Heating
NONE
Stories
2
Total area
19,496 SF
Lot
0.29 ac (12,748 SF)
Zoning code
LAC2
APN
2373-005-024
UPID
US09-9510379
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
OFFICE BUILDING Current
Est. value
$7.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$11.9M
RESTAURANT
Est. value
$10.9M
RETAIL STORES
Est. value
$10.4M
MEDICAL BUILDING
Est. value
$8.9M
COMMERCIAL (GENERAL)
Est. value
$8.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.3M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
RETAIL STORES
MEDICAL BUILDING
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1986
Construction
WOOD
Heating
NONE
Stories
2
Lot
0.29 ac
Current owner
From public records · entity-resolved
Resilience West LLC
Entity
Mailing address
PO BOX 1042, STUDIO CITY, CA 91614-0042
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 24, 2022
—
Resilience West LLC
—
Deed
related
$3,567,000 · Southland Economic Development Corporati
Mar 17, 2022
$8,680,000
Resilience West LLC
Rubikon Holdings LLC
Grant Deed
$4,340,000 · Citizens Business Bank
Mar 17, 2022
—
Rubikon Holdings LLC
Rubikon Development LLC
Intrafamily Transfer
related
—
Nov 6, 2015
$7,200,000
Rubikon Dev LLC
Dixie Properties LLC
Grant Deed
—
Jun 14, 2002
—
P Dixie
Leibovic,a
Grant Deed
related
—
May 6, 1996
—
Al Leibovic
Leibovic,d L
Quit Claim Deed
related
—
Jun 19, 1992
$729,000
Al Leibovic
13412 Building
Grant Deed
related
—
—
—
Aaron Leibovic
—
Deed Of Trust
related
$1,655,000 · Wells Fargo 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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