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Property profile & analytics
OFF-MARKET
Estimated value
$1,025,000
Office buildings
14256 Ventura Blvd Sherman Oaks, CA 91423-2754
Individually Owned
14-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8164731
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1951
Construction
WOOD
Total area
3,457 SF
Lot
0.17 ac (7,493 SF)
Zoning code
LAC2
APN
2266-002-004
UPID
US09-8164731
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
-
Valentina Goren D.D.S. - Apex Dental Dental Office
-
DDS Michael Goren – Meet Los Angeles and Sherman oaks endodontist Dental Office
-
Dr. Michael Goren, D.D.S. - Apex Dental Dental Office
-
Propsych Services Inc Physician Medical Clinic
-
Cal Coast Plumbing and Heating Repair Sherman Oaks Plumbing Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.24M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.03M
Owner & transaction history
Michael Goren · 14 yrs held
Michael Goren
since 2012
7 recorded transactions
Zoning & alternative use
LAC2 · Sherman Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.6M
+24.6%
Commercial (general)
$1.5M
+18.1%
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%
$1,345,000
6.5%
$1,240,000
7%
$1,150,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,260,000
Current use
MEDICAL BUILDING
$1,570,000
Change: +25% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,490,000
Change: +18% · Conversion: Easy
WAREHOUSE, STORAGE
$1,015,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$1.03M
Range $923k – $1.13M · ±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
$296 / 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
$23,249
Tax year 2024
Assessed value
$1,877,917
Assessed 2024
Previous assessed
$1,877,917
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,313,929
Assessed improvement
$563,988
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1951
Construction
WOOD
Heating
NONE
Cooling
OTHER
Stories
1
Total area
3,457 SF
Lot
0.17 ac (7,493 SF)
Zoning code
LAC2
APN
2266-002-004
UPID
US09-8164731
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
OFFICE BUILDING Current
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.0M
OFFICE BUILDING Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1951
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Michael Goren
Individual
Mailing address
4304 VLY MDW RD, ENCINO, CA 91436-3441
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 13, 2012
$1,525,000
Michael Goren
Nehorayan Family LLC
Grant Deed
$991,250 · Wells Fargo Bank NA
Oct 7, 2002
—
Nehorayan
Nehorayan,s S & A Tr
Quit Claim Deed
related
—
Jul 12, 2001
—
Nehorayan
Nehorayan,s S&a
Quit Claim Deed
related
—
Mar 30, 2001
—
Nehorayan Saul S
Nehorayan,s S&a Trustees
Quit Claim Deed
related
—
Aug 21, 2000
—
Nehorayan Saul S
Nehorayan,s & A
Quit Claim Deed
related
—
Jun 25, 1991
$450,000
Nehorayan Saul
Sar Enterprises
Grant Deed
—
Feb 3, 1989
$750,000
Rabbani Mehdi&m
Zeligs Rose
Trustees Deed
—
Aug 15, 1988
—
Rose Zeligs
Priv
Quit Claim Deed
related
—
—
—
Sar Ent
—
Deed Of Trust
related
$375,000 · Bank Of Beverly Hills
—
—
Nehorayan Trust
—
Deed Of Trust
related
$1,000,000 · National Bank California
—
—
Nehorayan Family LLC
—
Deed Of Trust
related
$1,400,000 · National Bank California
—
—
Nehorayan Family LLC
—
Deed Of Trust
related
$550,000 · East West Bank
—
—
Sar Enterprises
—
Deed Of Trust
related
$381,014 · Individual
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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