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Property profile & analytics
OFF-MARKET
Estimated value
$3,995,000
Office buildings
14520 Sylvan St, Van Nuys, CA 91411-2324
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-8735772
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2010
Construction
WOOD
Total area
10,416 SF
Lot
0.19 ac (8,470 SF)
Zoning code
LAC1.5
APN
2241-012-026
UPID
US09-8735772
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
-
Personal Court Reporters, Inc Law Firm
-
Clifton Strickland Reporters Law Firm
-
Nordanyan Law Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.96M
CAP Approach
CAP
$3.74M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.00M
Owner & transaction history
14520 Sylvan LLC · 2 yrs held
14520 Sylvan LLC
since 2023
Last sale
$4.2M
7 recorded transactions
Zoning & alternative use
LAC1.5 · Van Nuys, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$6.3M
+66.8%
Restaurant
$5.8M
+53.4%
Retail stores
$5.5M
+45.9%
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 Van Nuys submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Van Nuys 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
$3,975,000
ML approach
$3,955,000
CAP Approach
CAP Return
Estimation
6%
$4,050,000
6.5%
$3,735,000
7%
$3,470,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,800,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$6,340,000
Change: +67% · Conversion: Difficult
RESTAURANT
$5,830,000
Change: +53% · Conversion: Moderate
RETAIL STORES
$5,545,000
Change: +46% · Conversion: Moderate
MEDICAL BUILDING
$4,735,000
Change: +25% · Conversion: Easy
COMMERCIAL (GENERAL)
$4,485,000
Change: +18% · Conversion: Easy
INDUSTRIAL (GENERAL)
$3,225,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$4.00M
Range $3.60M – $4.39M · ±10% · vs last sale $4.15M (Nov 17 2023)
Last sale anchor
$4.15M
Nov 17 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
$384 / 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
$51,020
Tax year 2024
Assessed value
$4,150,000
Assessed 2024
Previous assessed
$4,150,000
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$2,905,000
Assessed improvement
$1,245,000
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 (MULTI-STORY)
Status
Off-Market
Year built
2010
Construction
WOOD
Heating
NONE
Stories
3
Total area
10,416 SF
Lot
0.19 ac (8,470 SF)
Zoning code
LAC1.5
APN
2241-012-026
UPID
US09-8735772
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC1.5 · Van Nuys, CA
Zoning LAC1.5 · permitted uses
LAC1.5 · Van Nuys, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Van Nuys. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.3M
RESTAURANT
Est. value
$5.8M
RETAIL STORES
Est. value
$5.5M
MEDICAL BUILDING
Est. value
$4.7M
COMMERCIAL (GENERAL)
Est. value
$4.5M
INDUSTRIAL (GENERAL)
Est. value
$3.2M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
RETAIL STORES
MEDICAL BUILDING
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
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
2010
Construction
WOOD
Heating
NONE
Stories
3
Lot
0.19 ac
Current owner
From public records · entity-resolved
14520 Sylvan LLC
Entity
Mailing address
14520 SYLVAN ST, VAN NUYS, CA 91411-2324
Mailing matches property
Yes
Owner-occupied
Yes
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 17, 2023
$4,150,000
14520 Sylvan LLC
John Michael Carrier
Grant Deed
$2,075,000 · Bank Of America NA
Nov 17, 2023
—
14520 Sylvan LLC
—
Deed
related
$1,699,000 · Mortgage Capital Development Corporatio
Apr 18, 2014
—
Carrier,john & L Trust 2002
Carrier,john M & Lisa A
Quit Claim Deed
related
—
Mar 1, 2000
$99,000
John M Carrier
Us Postal Service FCU
Grant Deed
$90,600 · Bank Of Yorba Linda
—
—
Carrier,john & Lisa 2002 Trust
—
Deed Of Trust
related
$750,000 · Community Bk
—
—
Carrier,j & L Living Trust 200
—
Loan Modification
related
—
—
—
Lisa A Carrier
—
Deed Of Trust
related
$355,000 · 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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