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Property profile & analytics
OFF-MARKET
Estimated value
$1,325,000
Apartment buildings
14703 Victory Blvd Van Nuys, CA 91411-1502
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6824116
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1968
Construction
WOOD
Total area
5,912 SF
Lot
0.15 ac (6,488 SF)
Zoning code
LAR3
APN
2236-021-014
UPID
US09-6824116
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.47M
Comparable Approach
Comparable
$1.09M
Blend (final)
Blend
$1.33M
Owner & transaction history
Royal Victory LLC
Royal Victory LLC
since 2025
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
LAR3 · Van Nuys, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.2M
+54.6%
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%
$1,585,000
6.5%
$1,465,000
7%
$1,360,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,395,000
Current use
OFFICE BUILDING
$2,155,000
Change: +55% · Conversion: Moderate
Blend value · Realmo final
$1.33M
Range $1.19M – $1.46M · ±10% · vs last sale $1.37M (Dec 23 2025)
Last sale anchor
$1.37M
Dec 23 2025
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
$224 / 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
$12,728
Tax year 2024
Assessed value
$961,790
Assessed 2024
Previous assessed
$961,790
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$557,560
Assessed improvement
$404,230
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1968
Construction
WOOD
Heating
NONE
Units
6
Bathrooms
6
Total area
5,912 SF
Lot
0.15 ac (6,488 SF)
Zoning code
LAR3
APN
2236-021-014
UPID
US09-6824116
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR3 · Van Nuys, CA
Zoning LAR3 · permitted uses
LAR3 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.4M
OFFICE BUILDING
Est. value
$2.2M
APARTMENT HOUSE (5+ UNITS) 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
1968
Construction
WOOD
Heating
NONE
Units
6
Bathrooms
6
Lot
0.15 ac
Current owner
From public records · entity-resolved
Royal Victory LLC
Entity
Mailing address
6 DONNA WAY, MISSION HILLS, CA 91345-1406
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
21 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2025
$1,372,000
Royal Victory LLC
Caal Family Trust
Grant Deed
$600,000 · Provident Savings Bank
Aug 2, 2023
—
Oscar Caal
—
Deed
related
$2,000,000 · Jpmorgan Chase Bank NA
Mar 16, 2023
—
Oscar Caal
Oscar Caal
Intrafamily Transfer
related
—
Aug 17, 2017
—
Oscar Caal
—
Deed
related
$610,000 · Jpmorgan Chase Bank NA
Dec 19, 2016
—
Oscar Caal
Caal Oscar & Eluvia Trust
Quit Claim Deed
related
—
Jul 28, 2015
—
Caal,oscar & Eluvia Trust
Caal Family Trust
Quit Claim Deed
related
—
Apr 20, 2007
—
Oscar Caal
Oscar Caal
Intrafamily Transfer
related
$550,000 · Washington Mutual Bank
Nov 3, 2004
—
Caal Family Trust
Caal,oscar & Eluvia
Quit Claim Deed
related
—
Jun 4, 2004
$600,000
Oscar Caal
Caal,johnny & Lourdes L
Grant Deed
related
$420,000 · Kaiser Federal Bank
Oct 16, 1998
$77,000
Johnny Caal
Pham Trust
Grant Deed
—
Dec 30, 1994
—
Ung V Pham
Rightman,b
Quit Claim Deed
related
—
Jan 12, 1990
$400,000
Pham Revocable T
Fisher James
Trustees Deed
$252,000 · World Savings & Loan
Jan 12, 1990
$141,909
Fisher James
Heritage Group 1
Trustees Deed
related
—
Jan 12, 1990
—
Heritage Group 1
Unjian Samuel A
Grant Deed
related
—
May 11, 1989
$108,000
Friedman Andrew
Sobe
Trustees Deed
—
May 11, 1989
—
Andrew Friedman
Fried
Quit Claim Deed
related
—
May 11, 1989
$348,000
Heritage Grp I
Friedman Andrew
Trustees Deed
—
May 11, 1989
$36,000
Friedman Andrew
Sobel
Trustees Deed
—
May 11, 1989
$1,000
Unjian Samuel A
Heritage Grp I
Trustees Deed
related
$250,000 · Union Fsb
—
—
Johnny Caal
—
Deed Of Trust
related
$160,000 · Abn Amro Mortgage Group INC
—
—
Johnny Caal
—
Deed Of Trust
related
$275,000 · First Federal Bank Ca
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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