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Property profile & analytics
OFF-MARKET
Estimated value
$6,000,000
Investment properties
15826 Ventura Blvd Encino, CA 91436-2919
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6512665
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1984
Construction
WOOD
Total area
10,626 SF
Lot
0.44 ac (19,195 SF)
Zoning code
LAC4
APN
2283-009-002
UPID
US09-6512665
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
-
Los Pollos Hermanos Restaurant
-
Naab Mediterranean Restaurant
-
Medeo Skincare and Waxing Medical Clinic Skin Care Clinic
-
Nina's Tong Thai Spa Alternative Medicine Practice Spa & Massage Center
-
JamaFo Jamaican Food Catering Take-out & Catering Catering Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.92M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.23M
Blend (final)
Blend
$6.00M
Owner & transaction history
Atlantic Star LLC · 4 yrs held
Atlantic Star LLC
since 2022
Last sale
$6.0M
7 recorded transactions
Zoning & alternative use
LAC4 · Encino, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$7.7M
+68.2%
Neighborhood: shopping center
$6.5M
+41.3%
Restaurant
$6.0M
+30.0%
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
$6,095,000
ML approach
$5,915,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,575,000
Current use
AUTO REPAIR, GARAGE
$7,700,000
Change: +68% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$6,465,000
Change: +41% · Conversion: Difficult
RESTAURANT
$5,950,000
Change: +30% · Conversion: Difficult
RETAIL STORES
$5,655,000
Change: +24% · Conversion: Easy
MEDICAL BUILDING
$4,830,000
Change: +6% · Conversion: Easy
OFFICE BUILDING
$3,875,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$6.00M
Range $5.40M – $6.60M · ±10% · vs last sale $6.00M (Feb 25 2022)
Last sale anchor
$6.00M
Feb 25 2022
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
$565 / 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
$76,651
Tax year 2024
Assessed value
$6,242,400
Assessed 2024
Previous assessed
$6,242,400
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$4,369,680
Assessed improvement
$1,872,720
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
1984
Construction
WOOD
Heating
NONE
Stories
1
Total area
10,626 SF
Lot
0.44 ac (19,195 SF)
Zoning code
LAC4
APN
2283-009-002
UPID
US09-6512665
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
$4.6M
AUTO REPAIR, GARAGE
Est. value
$7.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.5M
RESTAURANT
Est. value
$6.0M
RETAIL STORES
Est. value
$5.7M
MEDICAL BUILDING
Est. value
$4.8M
OFFICE BUILDING
Est. value
$3.9M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
RETAIL STORES
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
1984
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.44 ac
Current owner
From public records · entity-resolved
Atlantic Star LLC
Entity
Mailing address
10998 DEER CYN DR, RANCHO CUCAMONGA, CA 91737-2486
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 25, 2022
$6,000,000
Atlantic Star LLC
Ys Properties LLC
Grant Deed
$3,000,000 · Bbcn Bank
Oct 5, 2018
$5,600,000
Ys Properties LLC
Encino Center LLC
Grant Deed
$2,500,000 · Jpmorgan Chase Bank NA
Aug 17, 2017
—
Encino Center LLC
—
Deed
related
$2,450,000 · Land & Equity Holdings Limited
Apr 12, 2017
—
Encino Center LLC
—
Deed
related
$2,450,000 · Private Individual
Jul 20, 2005
$3,750,000
Encino Center LLC
Flamingo Investments INC
Grant Deed
$2,625,000 · First Regional Bank
Feb 15, 2005
$3,020,000
Flamingo Investments INC
Edstars INC
Grant Deed
$2,265,000 · Edstars INC
Jan 31, 1992
$1,660,000
Edstars INC
Happy Valley Lan
Trustees Deed
$1,000,000 · Mega Properties
Jan 31, 1992
$296,500
Happy Valley Lan
Weinstein,harold
Trustees Deed
related
—
—
—
Encino Center LLC
—
Deed Of Trust
related
$30,000 · Steve Aguilar
—
—
Encino Center LLC
—
Deed Of Trust
related
$17,098 · Alpha LP
—
—
Encino Center LLC
—
Deed Of Trust
related
$40,000 · Roger J Bardeles
—
—
Encino Center LLC
—
Deed Of Trust
related
$2,450,000 · Private Individual
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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