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Property profile & analytics
OFF-MARKET
Estimated value
$785,000
Office buildings
13509 Ventura Blvd Sherman Oaks, CA 91423-3877
Individually Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6329542
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1950
Construction
WOOD
Total area
2,538 SF
Lot
0.06 ac (2,471 SF)
Zoning code
LAC2
APN
2360-008-040
UPID
US09-6329542
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
-
Heaven Massage and Wellness Center Alternative Medicine Practice Spa & Massage Center
-
Wattana Atchariyawong Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$910k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$785k
Owner & transaction history
Nattawat Uoopanan Ross · 6 yrs held
Nattawat Uoopanan Ross
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
$1.2M
+24.6%
Commercial (general)
$1.1M
+18.1%
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%
$985,000
6.5%
$910,000
7%
$845,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$925,000
Current use
MEDICAL BUILDING
$1,155,000
Change: +25% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,095,000
Change: +18% · Conversion: Easy
WAREHOUSE, STORAGE
$745,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$785k
Range $707k – $864k · ±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
$309 / 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
$21,241
Tax year 2024
Assessed value
$1,740,874
Assessed 2024
Previous assessed
$1,740,874
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$1,160,583
Assessed improvement
$580,291
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
Status
Off-Market
Year built
1950
Construction
WOOD
Heating
NONE
Stories
1
Total area
2,538 SF
Lot
0.06 ac (2,471 SF)
Zoning code
LAC2
APN
2360-008-040
UPID
US09-6329542
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
$925,000
MEDICAL BUILDING
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$745,000
OFFICE BUILDING Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
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
1950
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.06 ac
Current owner
From public records · entity-resolved
Nattawat Uoopanan Ross
Individual
Mailing address
4912 ALCOVE AVE, VALLEY VILLAGE, CA 91607-3305
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 3, 2020
—
Richard M Ross
—
Deed
related
$800,000 · Ross Lorraine A Trust (pt)
Jul 24, 2019
—
Nattawat Uoopanan Ross
Nattawtuoopanan Ross
Intrafamily Transfer
related
$610,000 · Zb NA
Jan 15, 2016
$1,500,000
Nattawat Uooppanan
Yury Chernega
Grant Deed
$1,386,000 · Community Bank
Jan 15, 2016
—
Chernega,yury Trust
Chernega Trust
Quit Claim Deed
related
—
Dec 20, 2011
—
Chernega Trust
Chernega,yury
Quit Claim Deed
related
—
Dec 12, 2008
—
Yury Chernega
Alex Raskin
Grant Deed
$30,000 · Alex Raskin
Nov 30, 2001
$480,000
Alex Raskin
Rosen Trust
Grant Deed
$408,000 · Master Mortgage
Dec 21, 1999
—
Rosen Keith J
Rosen,k J & H G
Quit Claim Deed
related
—
—
—
Alex Raskin
—
Deed Of Trust
related
$200,000 · Alexander & Yelena Yerekhman
—
—
Alex Raskin
—
Deed Of Trust
related
$120,000 · Yury & Alina Chernega
—
—
Richard M Ross
—
Deed Of Trust
related
$800,000 · Ross Lorraine A Trust (pt)
—
—
Yury Chernega
—
Deed Of Trust
related
$200,000 · Alex Raskin
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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