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Property profile & analytics
OFF-MARKET
Estimated value
$2,340,000
Office buildings
14101 Valleyheart Dr Sherman Oaks, CA 91423-2885
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6304180
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Construction
WOOD
Total area
9,252 SF
Lot
0.32 ac (13,916 SF)
Zoning code
LAPF
APN
2265-023-054
UPID
US09-6304180
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
-
Choice Home Care, Inc. Home Health Care Service Care Services
-
Barazani Stone Construction Company
-
Ventana Capital Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.34M
Owner & transaction history
Joyko Group LLC · 8 yrs held
Joyko Group LLC
since 2017
7 recorded transactions
Zoning & alternative use
LAPF · 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,375,000
Current use
APARTMENT HOUSE (5+ UNITS)
$3,010,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$2.34M
Range $2.11M – $2.57M · ±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
$253 / 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
$51,056
Tax year 2024
Assessed value
$4,154,891
Assessed 2024
Previous assessed
$4,154,891
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$2,762,192
Assessed improvement
$1,392,699
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
1985
Construction
WOOD
Heating
NONE
Stories
1
Total area
9,252 SF
Lot
0.32 ac (13,916 SF)
Zoning code
LAPF
APN
2265-023-054
UPID
US09-6304180
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAPF · Sherman Oaks, CA
Zoning LAPF · permitted uses
LAPF · 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
$3.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.0M
OFFICE BUILDING Current
APARTMENT HOUSE (5+ UNITS)
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
WOOD
Heating
NONE
Stories
1
Lot
0.32 ac
Current owner
From public records · entity-resolved
Joyko Group LLC
Entity
Mailing address
8855 WHITE OAK AVE, SHERWOOD FOREST, CA 91325-3128
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 31, 2017
—
The Joyko Group LLC
—
Deed
related
$2,400,000 · Boston Private Bank & Trust Company
Jul 25, 2017
—
Joyko Group LLC
Ogunnaike,david A & Joyce C
Quit Claim Deed
—
Jan 8, 2016
—
Joyko Group LLC
Ogunnaike,david A & Joyce C
Quit Claim Deed
—
Aug 14, 2014
$3,205,000
Ogunnaike,david A & Joyce C
Cg Investment Group LLC
Grant Deed
$2,600,000 · Bank Of America
Nov 5, 2008
$2,416,500
Cg Investment Group LLC
Smerling 1989 Family Trust
Grant Deed
$1,116,000 · California Bank & Trust
Mar 27, 2007
—
Smerling Family Trust
Smerling Family Trust
Quit Claim Deed
related
$1,000,000 · Standard Insurance Co
—
—
Cg Investment Group LLC
—
Deed Of Trust
related
$989,000 · Cdc Small Business Finance Co
—
—
Cg Investment Group LLC
—
Deed Of Trust
related
$1,627,500 · Bank Of America
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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