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Property profile & analytics
OFF-MARKET
Estimated value
$1,065,000
Office buildings
14541 Delano St Van Nuys, CA 91411-2820
Individually Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6186606
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Construction
TILT-UP CONCRETE
Total area
3,480 SF
Lot
0.17 ac (7,401 SF)
Zoning code
LAC2
APN
2241-013-039
UPID
US09-6186606
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
-
Andrea Sczesny Physician
-
Margaret Mcilroy Physician
-
Pedro Morante Physician
-
Brain Health USA Physician
-
Dr. Sandra Abraham Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.25M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.07M
Owner & transaction history
Davoud Khiaban · 7 yrs held
Davoud Khiaban
since 2019
7 recorded transactions
Zoning & alternative use
LAC2 · Van Nuys, 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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,350,000
6.5%
$1,250,000
7%
$1,160,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,270,000
Current use
MEDICAL BUILDING
$1,580,000
Change: +25% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,500,000
Change: +18% · Conversion: Easy
WAREHOUSE, STORAGE
$1,020,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$1.07M
Range $959k – $1.17M · ±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
$306 / 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
$20,320
Tax year 2024
Assessed value
$1,640,466
Assessed 2024
Previous assessed
$1,640,466
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,312,373
Assessed improvement
$328,093
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
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
3,480 SF
Lot
0.17 ac (7,401 SF)
Zoning code
LAC2
APN
2241-013-039
UPID
US09-6186606
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Van Nuys, CAZoning LAC2 · permitted uses
LAC2 · Van Nuys, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
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
1985
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Davoud Khiaban
Individual
Mailing address
966 MORAGA DR, LOS ANGELES, CA 90049-1619
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 17, 2019
—
Davoud Khiaban
Khiaban,termeh
Quit Claim Deed
related
—
May 17, 2019
$1,500,000
Blackstone Management INC
Davoud Khiaban
Grant Deed
$1,200,000 · Jpmorgan Chase Bank NA
Nov 30, 2018
—
6533 Columbus LLC
—
Deed
related
$2,100,000 · Arixa Fund III LP Arixa Fund III LP
Jul 22, 2008
—
Davoud Khiaban
Khiaban,zahra
Affidavit Of Death
related
—
Jul 2, 2002
$735,000
Davoud Khiaban
Ryno Trust
Grant Deed
$514,500 · World Savings Bank
Dec 30, 1996
$220,000
Davoud Khiaban
Family Savings Bank
Grant Deed
$154,000 · Family Savings Bank
Dec 21, 1995
$278,384
Family Savings Bank
Halpern,jesse L & Bonnie S
Trustees Deed
related
—
—
—
6533 Columbus LLC
—
Deed Of Trust
related
$2,100,000 · Arixa Fund III LP Arixa Fund III LP
—
—
Davoud Khiaban
—
Deed Of Trust
related
$375,000 · Open Bank
—
—
Davoud Khiaban
—
Deed Of Trust
related
$160,000 · California Bank & Trust
—
—
Davoud Khiaban
—
Deed Of Trust
related
$275,000 · Us Bank NA
—
—
Us Bank Trust NA
—
Deed Of Trust
related
$275,000 · Us Bank NA
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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