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Property profile & analytics
OFF-MARKET
Estimated value
$960,000
Office buildings
15374 Ventura Blvd Sherman Oaks, CA 91403-3001
Trust Owned
11-yr Hold
~
Est. High Equity
Property ID
US09-6211659
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1971
Construction
TILT-UP CONCRETE
Total area
3,651 SF
Lot
0.24 ac (10,601 SF)
Zoning code
LAC4
APN
2283-023-014
UPID
US09-6211659
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
-
Allan Erdy Escrow Bank Loan Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.31M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$960k
Owner & transaction history
Erdy,a J Trust · 11 yrs held
Erdy,a J Trust
since 2014
7 recorded transactions
Zoning & alternative use
LAC4 · Sherman Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.6M
+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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,420,000
6.5%
$1,310,000
7%
$1,215,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,330,000
Current use
COMMERCIAL (GENERAL)
$1,570,000
Change: +18% · Conversion: Easy
WAREHOUSE, STORAGE
$1,075,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$960k
Range $864k – $1.06M · ±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
$263 / 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
$19,215
Tax year 2024
Assessed value
$1,526,307
Assessed 2024
Previous assessed
$1,526,307
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$995,629
Assessed improvement
$530,678
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
1971
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
3,651 SF
Lot
0.24 ac (10,601 SF)
Zoning code
LAC4
APN
2283-023-014
UPID
US09-6211659
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC4 · Sherman Oaks, CA
Zoning LAC4 · permitted uses
LAC4 · 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
OFFICE BUILDING Current
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.6M
WAREHOUSE, STORAGE
Est. value
$1.1M
OFFICE BUILDING Current
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
1971
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.24 ac
Current owner
From public records · entity-resolved
Erdy,a J Trust
Trust
Mailing address
15374 VENTURA BLVD, SHERMAN OAKS, CA 91403-3001
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 24, 2014
—
Erdy,a J Trust
Erdy,allan J
Quit Claim Deed
related
—
Jul 16, 2014
—
Erdy,karen Family Trust
Erdy,karen M
Quit Claim Deed
related
—
Apr 9, 2013
—
Karen M Erdy
Erdy Family Trust
Quit Claim Deed
related
—
Mar 21, 2013
—
Karen M Erdy
Erdy,karen M
Quit Claim Deed
related
—
May 8, 1998
$975,000
Allan J Erdy
Pallock,richard B
Grant Deed
$800,000 · Western Fsb
May 8, 1998
—
Erdy,allan J & Karen M Trustees
Erdy,a J & K M
Quit Claim Deed
related
—
Jun 15, 1990
$10,600,000
Pallack Richard
Coldwell Banker
Trustees Deed
—
Jun 15, 1990
$887,000
Coldwell Banker
American Real Es
Trustees Deed
related
—
—
—
Richard B Pallack
—
Deed Of Trust
related
$450,000 · Hitter Trust
—
—
Erdy Trust
—
Deed Of Trust
related
$660,000 · City National Bank
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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