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Property profile & analytics
OFF-MARKET
Estimated value
$1,160,000
Investment properties
14438 Ventura Blvd Sherman Oaks, CA 91423-2607
Trust Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8219988
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1936
Construction
WOOD
Total area
4,308 SF
Lot
0.11 ac (4,802 SF)
Zoning code
LAC2
APN
2266-001-020
UPID
US09-8219988
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
-
American Vintage (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.34M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.16M
Owner & transaction history
Kushynski Family Trust · 7 yrs held
Kushynski Family Trust
since 2019
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,455,000
6.5%
$1,340,000
7%
$1,245,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,855,000
Current use
OFFICE BUILDING
$1,570,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$1.16M
Range $1.04M – $1.28M · ±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
$269 / 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
$23,190
Tax year 2024
Assessed value
$1,881,065
Assessed 2024
Previous assessed
$1,881,065
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$1,607,657
Assessed improvement
$273,408
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
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1936
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
4,308 SF
Lot
0.11 ac (4,802 SF)
Zoning code
LAC2
APN
2266-001-020
UPID
US09-8219988
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
$1.9M
OFFICE BUILDING
Est. value
$1.6M
COMMERCIAL (GENERAL) Current
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
1936
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.11 ac
Current owner
From public records · entity-resolved
Kushynski Family Trust
Trust
Free & Clear · 7 yrs held
Mailing address
14310 VENTURA BLVD STE #100, SHERMAN OAKS, CA 91423-2738
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
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
Mar 26, 2019
—
Kushynski Family Trust
Kushynski,gina
Quit Claim Deed
related
—
Mar 26, 2019
$1,720,000
Spdj26 LLC
Miriam Cywan
Grant Deed
$860,000 · Jpmorgan Chase Bank NA
Nov 30, 2005
—
Cywan Jay I & M Family Trust
Kushynski Trust
Quit Claim Deed
related
—
Feb 5, 2003
—
Cywan,tr
Cywan,m
Quit Claim Deed
related
—
Aug 5, 2002
—
Kushynski,lorraine Tr
Kushynski,l
Quit Claim Deed
related
—
Dec 21, 2000
—
Talia Kushynski
Kushynski,l & H Trustees
Quit Claim Deed
related
—
Dec 12, 2000
—
Allen Kushynski
Kushynski,l & H Trustees
Quit Claim Deed
related
—
Dec 30, 1997
—
Kushynski,leon & Hannah Trustees
Kushynski,l & H Trustees
Quit Claim Deed
related
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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