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Property profile & analytics
OFF-MARKET
Estimated value
$3,480,000
Gas stations
13650 Riverside Dr Sherman Oaks, CA 91423-2432
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-6358384
Property profile
Verified
Property type
Gas stations
Use group
GAS STATION
Year built
1984
Total area
1,148 SF
Lot
0.23 ac (9,913 SF)
Zoning code
LAC2
APN
2359-020-002
UPID
US09-6358384
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
-
Premium Doors & Windows Services Hardware & Home Improvement Interior Design
-
V-Red Gas Station
-
Sherman Oaks True Garage Doors Repair - Door & Springs Replacement Service Building Supply General Contractor
-
A1 Upholstery & Carpet Cleaning Services (Bike/Boat/Book/etc) Store
-
GT Premium Attic Insulation Services General Contractor Renovation Specialist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.74M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.98M
Blend (final)
Blend
$3.48M
Owner & transaction history
Rich Side INC · 4 yrs held
Rich Side INC
since 2022
Last sale
$4.0M
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
$2,595,000
ML approach
$2,740,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.48M
Range $3.13M – $3.83M · ±10% · vs last sale $4.04M (Jul 8 2022)
Last sale anchor
$4.04M
Jul 8 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
$3,031 / 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
$50,251
Tax year 2024
Assessed value
$4,120,800
Assessed 2024
Previous assessed
$4,120,800
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$3,708,720
Assessed improvement
$412,080
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
Gas stations
Use group
GAS STATION
Status
Off-Market
Year built
1984
Heating
NONE
Stories
1
Total area
1,148 SF
Lot
0.23 ac (9,913 SF)
Zoning code
LAC2
APN
2359-020-002
UPID
US09-6358384
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.
Building & site characteristics
From public records
Year built
1984
Heating
NONE
Stories
1
Lot
0.23 ac
Current owner
From public records · entity-resolved
Rich Side INC
Entity
Mailing address
13650 RIVERSIDE DR, SHERMAN OAKS, CA 91423-2432
Mailing matches property
Yes
Owner-occupied
Yes
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 18, 2025
—
Rich Side INC
—
Deed
related
$2,114,127 · Red Triangle Oil Company
Aug 16, 2023
—
Rich Side INC
—
Deed
related
$1,165,000 · Golden Bank NA
Aug 24, 2022
—
Rich Side INC
—
Deed
related
$300,000 · The Victor And Ani Kupelian Living Trust
Jul 8, 2022
$4,040,000
Rich Side INC
Victor Kupelian
Grant Deed
$2,828,000 · O K INC
Oct 26, 2018
—
Kupetian,victor & Ani L Trust
—
Deed
related
$160,000 · V K Union Corp
Aug 9, 2005
—
Kupelian Victor & Ani Trust
Kupelian,vahaken N
Quit Claim Deed
—
Apr 4, 1997
—
Clover Trust
Union Oil Co Of Ca
Grant Deed
related
—
—
—
Kupetian,victor & Ani L Trust
—
Deed Of Trust
related
$160,000 · V K Union Corp
—
—
Kupelian,v & A Living Trust
—
Deed Of Trust
related
$125,000 · Phillips 66 Co
—
—
Nerces Kupelian
—
Deed Of Trust
related
$762,000 · Hanmi 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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