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Property profile & analytics
OFF-MARKET
Estimated value
$2,395,000
Turn key restaurants
15013 Ventura Blvd Sherman Oaks, CA 91403-2442
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6254193
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1939
Construction
WOOD
Total area
2,641 SF
Lot
0.17 ac (7,311 SF)
Zoning code
LAC2
APN
2264-016-002
UPID
US09-6254193
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
-
La frite cafe Restaurant
-
Roford Fantazy Custom Auto Company Clothing & Fashion Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.21M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.27M
Blend (final)
Blend
$2.40M
Owner & transaction history
Castelo Heights LLC · 4 yrs held
Castelo Heights LLC
since 2021
Last sale
$2.6M
5 recorded transactions
Zoning & alternative use
LAC2 · Sherman Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.9M
+29.4%
Neighborhood: shopping center
$1.6M
+8.7%
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
$2,385,000
ML approach
$2,210,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,480,000
Current use
AUTO REPAIR, GARAGE
$1,915,000
Change: +29% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,605,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$2.40M
Range $2.16M – $2.63M · ±10% · vs last sale $2.55M (Dec 17 2021)
Last sale anchor
$2.55M
Dec 17 2021
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
$907 / 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
$32,497
Tax year 2024
Assessed value
$2,653,020
Assessed 2024
Previous assessed
$2,653,020
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$1,924,740
Assessed improvement
$728,280
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1939
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Units
1
Total area
2,641 SF
Lot
0.17 ac (7,311 SF)
Zoning code
LAC2
APN
2264-016-002
UPID
US09-6254193
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
RESTAURANT Current
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
RESTAURANT Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1939
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Units
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Castelo Heights LLC
Entity
Mailing address
25324 FRAMPTON AVE, HARBOR CITY, CA 90710-2903
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 28, 2022
—
Castelo Heights LLC
—
Deed
related
$1,335,000 · First Republic Bank
Dec 17, 2021
$2,550,000
Castelo Heights LLC
Nobbhere LLC
Grant Deed
—
Jul 14, 2017
$2,600,000
Nobbhere LLC
Bagdad Cafe LLC
Grant Deed
$1,240,000 · Jpmorgan Chase Bank NA
May 1, 2015
$1,750,000
Bagdad Cafe LLC
Richard S Comras
Grant Deed
$960,000 · Woori America Bank
Dec 22, 1992
—
Comras Richard S Co Tr
—
Deed Of Trust
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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