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Property profile & analytics
OFF-MARKET
Estimated value
$5,000,000
Investment properties
13901 Ventura Blvd Sherman Oaks, CA 91423-3501
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6369541
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1985
Construction
TILT-UP CONCRETE
Total area
15,788 SF
Lot
0.49 ac (21,272 SF)
Zoning code
LAC2
APN
2271-015-015
UPID
US09-6369541
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
-
7-Eleven Grocery & Convenience Store
-
KeyMe Locksmiths Locksmith (Bike/Boat/Book/etc) Store
-
Citibank ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.00M
CAP Approach
CAP
$4.92M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.00M
Owner & transaction history
Riad Dimasihueh · 4 yrs held
Riad Dimasihueh
since 2022
Last sale
$5.0M
4 recorded transactions
Zoning & alternative use
LAC2 · Sherman Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$7.2M
+5.6%
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
$5,080,000
ML approach
$4,995,000
CAP Approach
CAP Return
Estimation
6%
$5,330,000
6.5%
$4,920,000
7%
$4,565,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$6,800,000
Current use
MEDICAL BUILDING
$7,175,000
Change: +6% · Conversion: Easy
OFFICE BUILDING
$5,760,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$5.00M
Range $4.50M – $5.50M · ±10% · vs last sale $5.00M (Mar 25 2022)
Last sale anchor
$5.00M
Mar 25 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
$317 / 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
$82,738
Tax year 2024
Assessed value
$6,698,947
Assessed 2024
Previous assessed
$6,698,947
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$3,014,526
Assessed improvement
$3,684,421
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
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1985
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
15,788 SF
Lot
0.49 ac (21,272 SF)
Zoning code
LAC2
APN
2271-015-015
UPID
US09-6369541
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
COMMERCIAL (GENERAL) Current
Est. value
$6.8M
MEDICAL BUILDING
Est. value
$7.2M
OFFICE BUILDING
Est. value
$5.8M
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
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
1985
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.49 ac
Current owner
From public records · entity-resolved
Riad Dimasihueh
Individual
Mailing address
4202 BEEMAN AVE, STUDIO CITY, CA 91604-1518
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 25, 2022
—
Riad Dimasihueh
13901 Ventura LLC
Quit Claim Deed
related
—
Jul 22, 2005
$5,000,000
13901 Ventura LLC
Stern-ventura Blvd
Grant Deed
$3,160,000 · Lasalle National Bank
—
—
Stern-ventura Blvd Co
—
Deed Of Trust
related
$1,500,000 · Camelback & 44th St Assoc Ttee
—
—
Stern-ventura Blvd Co
—
Deed Of Trust
related
$50,000 · Westwood Financial C
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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