Entity Owned Property summary
AI-generated overview
The property is a florist retail shop located in Encino, California, configured for flower-related retail and customer-facing sales, with a designed interior suited for in-store presentation. It operates in a high-traffic area with storefront visibility and supports both in-store and online sales activity, including wedding and event work as well as corporate accounts. The space has been used as a flower shop and includes features associated with retail branding and customer engagement, such as a social media presence.
Property profile
Verified
Property type
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1942
Construction
WOOD
Total area
3,250 SF
Lot
0.13 ac (5,500 SF)
Zoning code
LAC2
APN
2266-020-005
UPID
US09-6293556
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Specialty Food Shop Fish Market
-
Grocery & Convenience Store Food Market
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$480k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$481k
Blend (final)
Blend
$660k
Owner & transaction history
since 2014
7 recorded transactions
Zoning & alternative use
LAC2 · Sherman Oaks, CA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 12 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$660k
Value range
$594k – $726k
±10% around blend
Estimated value / SF
$203 / SF
Confidence
High
12 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
100
$594k
blend $660k
$726k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,250 SF
Lot area
0.13 ac
Year built
1942
Stories
1
APN
2266-020-005
Zoning
LAC2
Assessed value
$2,308,918
Annual tax
$28,310
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$1.80M
Weighted, 12 comps · high confidence
Evidence
12 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
5.1 mi away · 3,761 SF
6.1 mi away · 3,204 SF
6.3 mi away · 2,832 SF
6.3 mi away · 4,194 SF
8.0 mi away · 3,787 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$660k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 43 sales
$431
-53%
County 2504 sales
$309
-34%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $203/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 12 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.31M
Move the market yield to see immediate price impact.
Value / SF
$710
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$145k
$2.91M
$2.08M
$1.62M
$162k
$3.23M
$2.31M
$1.80M
$178k
$3.56M
$2.54M
$1.98M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
12 found
High confidence · county-verified
Closest comparable
$1.66M
3.6 mi · Mar 2026 · $424/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$28,310
Tax year 2024
Assessed value
$2,308,918
Assessed 2024
Previous assessed
$2,308,918
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$1,853,297
Assessed improvement
$455,621
Applied tax rate
8.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1942
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
3,250 SF
Lot
0.13 ac (5,500 SF)
Zoning code
LAC2
APN
2266-020-005
UPID
US09-6293556
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Sherman Oaks, CAZoning LAC2 · permitted uses
LAC2 · Sherman Oaks, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1942
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
0.13 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
LAC2
Jurisdiction
Sherman Oaks, CA
Recorded code
LAC2
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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