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Property profile & analytics
OFF-MARKET
Estimated value
$1,575,000
Investment properties
13452 Ventura Blvd Sherman Oaks, CA 91423-3828
Entity Owned
8-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6205428
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1947
Construction
WOOD
Total area
6,654 SF
Lot
0.14 ac (6,220 SF)
Zoning code
LAC2
APN
2373-007-005
UPID
US09-6205428
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
-
Beautevo Nails Nail Salon
-
Jojo’s Nail Lounge Nail Salon
-
Emporio Nails Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.08M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.58M
Owner & transaction history
Vrs Properties LLC · 8 yrs held
Vrs Properties LLC
since 2018
7 recorded transactions
Zoning & alternative use
LAC2 · Sherman Oaks, 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 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%
$2,245,000
6.5%
$2,075,000
7%
$1,925,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,430,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$1.58M
Range $1.42M – $1.73M · ±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
$237 / 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
$29,862
Tax year 2024
Assessed value
$2,415,876
Assessed 2024
Previous assessed
$2,415,876
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,449,286
Assessed improvement
$966,590
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
1947
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Units
4
Total area
6,654 SF
Lot
0.14 ac (6,220 SF)
Zoning code
LAC2
APN
2373-007-005
UPID
US09-6205428
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
Est. value
$2.4M
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
1947
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Units
4
Lot
0.14 ac
Current owner
From public records · entity-resolved
Vrs Properties LLC
Entity
Free & Clear · 8 yrs held
Mailing address
4910 FULTON AVE, SHERMAN OAKS, CA 91423-2005
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 23, 2018
—
Vrs Properties LLC
Gms Seashore Investments LLC
Quit Claim Deed
related
—
Aug 29, 2014
—
Gms Seashore Investments LLC
Robert Alan Portman
Grant Deed
$300,000 · Interaudi Bank
Dec 20, 2005
—
Bloom Debra P Tr
Woleslagle,debra
Quit Claim Deed
related
—
Aug 2, 1995
$335,000
Richard Portman
Portman,richard
Grant Deed
related
—
Oct 26, 1992
—
Portman Richard Et Al
—
Deed Of Trust
related
—
Apr 11, 1972
$57,000
—
—
Grant Deed
related
—
—
—
Bloom Debra P Trust
—
Deed Of Trust
related
$450,000 · Parnes Family Trust
—
—
Robert A Portman
—
Deed Of Trust
related
$450,000 · Robert A Portman
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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