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Property profile & analytics
OFF-MARKET
Estimated value
$1,455,000
Office buildings
15450 Ventura Blvd Sherman Oaks, CA 91403-3000
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8509225
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Construction
WOOD
Total area
4,940 SF
Lot
0.11 ac (4,800 SF)
Zoning code
LAC4
APN
2283-016-039
UPID
US09-8509225
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
-
Dr. Richard Tanzer, MD Pediatrician Physician
-
Goff Amy M Do Physician
-
Dr. David A. Hunt, MD Physician
-
Ali Sheybani, MD - Primary Care Physician Sherman Oaks Medical Clinic
-
Martin Bennett Inc Pediatrician Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.77M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.46M
Owner & transaction history
15450 Ventura Blvd LLC · 8 yrs held
15450 Ventura Blvd LLC
since 2017
7 recorded transactions
Zoning & alternative use
LAC4 · Sherman Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.2M
+24.6%
Commercial (general)
$2.1M
+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%
$1,920,000
6.5%
$1,770,000
7%
$1,645,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,800,000
Current use
MEDICAL BUILDING
$2,245,000
Change: +25% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,125,000
Change: +18% · Conversion: Easy
WAREHOUSE, STORAGE
$1,450,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$1.46M
Range $1.31M – $1.60M · ±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
$295 / 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
$31,257
Tax year 2024
Assessed value
$2,548,398
Assessed 2024
Previous assessed
$2,548,398
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$1,673,277
Assessed improvement
$875,121
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
1986
Construction
WOOD
Heating
NONE
Stories
1
Bathrooms
8
Total area
4,940 SF
Lot
0.11 ac (4,800 SF)
Zoning code
LAC4
APN
2283-016-039
UPID
US09-8509225
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
$1.8M
MEDICAL BUILDING
Est. value
$2.2M
COMMERCIAL (GENERAL)
Est. value
$2.1M
WAREHOUSE, STORAGE
Est. value
$1.5M
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
1986
Construction
WOOD
Heating
NONE
Stories
1
Bathrooms
8
Lot
0.11 ac
Current owner
From public records · entity-resolved
15450 Ventura Blvd LLC
Entity
Mailing address
14320 VENTURA BLVD #445, SHERMAN OAKS, CA 91423-2717
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 29, 2021
—
15450 Ventura Blvd LLC
—
Deed
related
$2,940,000 · Jpmorgan Chase Bank NA
Nov 7, 2017
$3,775,000
15450 Ventura Blvd LLC
Edward D Betz
Grant Deed
$3,243,000 · Wells Fargo Bank NA
Mar 12, 2002
—
Betz,edward D Tr
Betz,e D
Quit Claim Deed
related
—
May 3, 1994
$566,000
Edward D Betz
Emif California
Grant Deed
$504,000 · Industrial Bank
Nov 4, 1993
—
Emif Calif Limited Partnership
—
Deed Of Trust
related
—
—
—
Betz Edward D 2001 Trust
—
Deed Of Trust
related
$800,000 · Grandpoint Bank
—
—
Betz Edward D 2001 Trust
—
Deed Of Trust
related
$35,000 · First State Bank California
—
—
Edward D Betz
—
Deed Of Trust
related
$575,000 · Encino State 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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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