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Property profile & analytics
OFF-MARKET
Estimated value
$3,840,000
Investment properties
15611 Ventura Blvd Encino, CA 91436-3128
Individually Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6225993
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1978
Construction
WOOD
Total area
13,929 SF
Lot
0.51 ac (22,383 SF)
Zoning code
LAC4
APN
2261-029-040
UPID
US09-6225993
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
-
Sherman Oaks Therapy & Recovery Family Counselor
-
Transformation Through Therapy - Tina Sammadi Crisis Center Medical Clinic
-
Awaken Therapeutic Services Psychotherapist
-
Gem Healing Center Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.34M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.84M
Owner & transaction history
East Imperial Highway Props Ll · 9 yrs held
East Imperial Highway Props Ll
since 2017
4 recorded transactions
Zoning & alternative use
LAC4 · Encino, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$6.3M
+5.6%
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 Encino submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Encino 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%
$4,700,000
6.5%
$4,340,000
7%
$4,030,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$6,000,000
Current use
MEDICAL BUILDING
$6,330,000
Change: +6% · Conversion: Easy
OFFICE BUILDING
$5,080,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$3.84M
Range $3.46M – $4.22M · ±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
$276 / 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
$62,215
Tax year 2024
Assessed value
$4,997,905
Assessed 2024
Previous assessed
$4,997,905
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$3,621,452
Assessed improvement
$1,376,453
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1978
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
13,929 SF
Lot
0.51 ac (22,383 SF)
Zoning code
LAC4
APN
2261-029-040
UPID
US09-6225993
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC4 · Encino, CA
Zoning LAC4 · permitted uses
LAC4 · Encino, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Encino. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$6.0M
MEDICAL BUILDING
Est. value
$6.3M
OFFICE BUILDING
Est. value
$5.1M
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
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
1978
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.51 ac
Current owner
From public records · entity-resolved
East Imperial Highway Props Ll
Individual
Mailing address
623 N CAMDEN DR, BEVERLY HILLS, CA 90210-3203
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 10, 2017
$2,075,000
East Imperial Highway Props Ll
Solexia Properties LLC
Grant Deed
—
Mar 26, 2015
$4,500,000
Solexia Properties LLC
Elmas Investment LLC
Grant Deed
—
Oct 14, 1998
—
Elmas Investment LLC
Forest Trust
Grant Deed
$1,178,364 · Seller
—
—
Elmas Investments LLC
—
Deed Of Trust
related
$1,100,000 · First Union 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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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