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Property profile & analytics
OFF-MARKET
Estimated value
$3,925,000
Investment properties
14446 Ventura Blvd Sherman Oaks, CA 91423-2607
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6262014
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1980
Construction
TILT-UP CONCRETE
Total area
5,920 SF
Lot
0.22 ac (9,604 SF)
Zoning code
LAC2
APN
2266-001-021
UPID
US09-6262014
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
-
Light Bulbs Unlimited (Bike/Boat/Book/etc) Store Hardware & Home Improvement
-
Light Bulbs Unlimited & Mobile Service (Bike/Boat/Book/etc) Store Hardware & Home Improvement
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.73M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.03M
Blend (final)
Blend
$3.93M
Owner & transaction history
Bndc Culver LLC · 2 yrs held
Bndc Culver LLC
since 2023
Last sale
$3.9M
3 recorded transactions
Zoning & alternative use
LAC2 · Sherman Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.3M
+68.2%
Neighborhood: shopping center
$3.6M
+41.3%
Restaurant
$3.3M
+30.0%
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
$4,030,000
ML approach
$3,725,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,550,000
Current use
AUTO REPAIR, GARAGE
$4,290,000
Change: +68% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,605,000
Change: +41% · Conversion: Difficult
RESTAURANT
$3,315,000
Change: +30% · Conversion: Difficult
RETAIL STORES
$3,150,000
Change: +24% · Conversion: Easy
MEDICAL BUILDING
$2,690,000
Change: +6% · Conversion: Easy
Blend value · Realmo final
$3.93M
Range $3.53M – $4.32M · ±10% · vs last sale $3.93M (Nov 21 2023)
Last sale anchor
$3.93M
Nov 21 2023
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
$663 / 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
$48,143
Tax year 2024
Assessed value
$3,925,000
Assessed 2024
Previous assessed
$3,925,000
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$1,100,000
Assessed improvement
$2,825,000
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
1980
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
5,920 SF
Lot
0.22 ac (9,604 SF)
Zoning code
LAC2
APN
2266-001-021
UPID
US09-6262014
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
$2.6M
AUTO REPAIR, GARAGE
Est. value
$4.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.6M
RESTAURANT
Est. value
$3.3M
RETAIL STORES
Est. value
$3.2M
MEDICAL BUILDING
Est. value
$2.7M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
RETAIL STORES
MEDICAL 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
1980
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.22 ac
Current owner
From public records · entity-resolved
Bndc Culver LLC
Entity
Mailing address
3663 TORRANCE BLVD STE #3, TORRANCE, CA 90503-7814
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 21, 2023
$3,925,000
Bndc Culver LLC
Robert Michael Miller
Grant Deed
$3,140,000 · Bank Of America NA
Mar 22, 2012
—
Miller Family Trust
Meller,robert
Grant Deed
related
$1,000,000 · California Bank & Trust
Jul 9, 2007
—
Miller Family Trust
Miller,robert
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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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