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Property profile & analytics
OFF-MARKET
Estimated value
$1,190,000
Retail space
13565 Ventura Blvd Sherman Oaks, CA 91423-3825
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US09-8228841
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1939
Construction
WOOD
Total area
4,106 SF
Lot
0.22 ac (9,599 SF)
Zoning code
LAC2
APN
2360-007-030
UPID
US09-8228841
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
-
La Cava Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.40M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.19M
Owner & transaction history
13565 Ventura Blvd LLC · 18 yrs held
13565 Ventura Blvd LLC
since 2008
6 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%
$1,515,000
6.5%
$1,400,000
7%
$1,300,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,865,000
Change: -15% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,770,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$1.19M
Range $1.07M – $1.31M · ±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
$290 / 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
$17,280
Tax year 2024
Assessed value
$1,363,281
Assessed 2024
Previous assessed
$1,363,281
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$1,034,382
Assessed improvement
$328,899
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1939
Construction
WOOD
Heating
NONE
Stories
1
Total area
4,106 SF
Lot
0.22 ac (9,599 SF)
Zoning code
LAC2
APN
2360-007-030
UPID
US09-8228841
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
MEDICAL BUILDING
Est. value
$1.9M
COMMERCIAL (GENERAL)
Est. value
$1.8M
MEDICAL BUILDING
COMMERCIAL (GENERAL)
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
1939
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.22 ac
Current owner
From public records · entity-resolved
13565 Ventura Blvd LLC
Entity
Mailing address
PO BOX 50709, NASHVILLE, TN 37205-0709
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 1, 2008
—
13565 Ventura Blvd LLC
Mccoy Family Trust
Grant Deed
—
Apr 18, 2008
—
Mccoy Family Trust
Victory Of Ventura LLC
Grant Deed
—
Mar 19, 2002
—
Victory/ventura
Mccoy,s & E L Tr
Grant Deed
related
—
Feb 5, 1999
$887,000
Mccoy Trust
Schawalder,peter
Grant Deed
$585,000 · Highland Federal Bank
—
—
Schwa
—
Deed Of Trust
related
$540,000 · Long Beach Savings & Loan
—
—
Victory/ventura LLC
—
Deed Of Trust
related
$600,000 · Eastern International 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.
Try Rey
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