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Property profile & analytics
OFF-MARKET
Estimated value
$670,000
Office buildings
15464 Ventura Blvd Sherman Oaks, CA 91403-3002
Individually Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8507001
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1998
Construction
TILT-UP CONCRETE
Total area
2,012 SF
Lot
0.11 ac (4,800 SF)
Zoning code
LAC4
APN
2283-016-013
UPID
US09-8507001
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
-
Law Offices of Robert Gantman (A Family Law Practice) Law Firm Child Welfare Organization
-
The Gantman Building Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$545k
CAP Approach
CAP
$720k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$670k
Owner & transaction history
Robert J Gantman · 7 yrs held
Robert J Gantman
since 2018
7 recorded transactions
Zoning & alternative use
LAC4 · Sherman Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.1M
+45.9%
Medical building
$915,000
+24.6%
Commercial (general)
$865,000
+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
$545,000
CAP Approach
CAP Return
Estimation
6%
$780,000
6.5%
$720,000
7%
$670,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$735,000
Current use
RETAIL STORES
$1,070,000
Change: +46% · Conversion: Moderate
MEDICAL BUILDING
$915,000
Change: +25% · Conversion: Easy
COMMERCIAL (GENERAL)
$865,000
Change: +18% · Conversion: Easy
WAREHOUSE, STORAGE
$590,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$670k
Range $603k – $737k · ±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
$333 / 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
$35,875
Tax year 2024
Assessed value
$2,952,838
Assessed 2024
Previous assessed
$2,952,838
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$2,406,018
Assessed improvement
$546,820
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
1998
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
2,012 SF
Lot
0.11 ac (4,800 SF)
Zoning code
LAC4
APN
2283-016-013
UPID
US09-8507001
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
$735,000
RETAIL STORES
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$915,000
COMMERCIAL (GENERAL)
Est. value
$865,000
WAREHOUSE, STORAGE
Est. value
$590,000
OFFICE BUILDING Current
RETAIL STORES
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
1998
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.11 ac
Current owner
From public records · entity-resolved
Robert J Gantman
Individual
Mailing address
11909 ANDASOL AVE, GRANADA HILLS, CA 91344-2233
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 4, 2021
—
Robert J Gantman
—
Deed
related
$750,000 · First Choice Bank
Nov 21, 2018
$2,700,000
Robert J Gantman
Randall T Wallace
Grant Deed
$700,000 · Opus Bank
Feb 5, 2004
—
Wallace,tr
Wallace,randall
Quit Claim Deed
related
—
Sep 3, 2002
—
Randall Wallace
Wallace,r & C C Tr
Quit Claim Deed
related
—
Apr 9, 1996
$200,000
Randall Wallace
Revere Financial Corp
Grant Deed
—
May 20, 1988
$100,500
Benjamin Mizrahi
Iny
Grant Deed
related
—
Feb 26, 1988
—
Benjamin Iny
Iny
Quit Claim Deed
related
$400,000 · Valley Federal Savings & Loan
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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