Entity Owned Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1974
Construction
TILT-UP CONCRETE
Total area
1,921 SF
Lot
0.77 ac (33,428 SF)
Zoning code
LAC4
APN
2261-021-073
UPID
US09-8506815
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Corporate Office
-
Law Firm
-
Law Firm
-
Law Firm
-
Law Firm
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$980k
CAP Approach
CAP
$690k
Comparable Approach
Comparable
$1.16M
Blend (final)
Blend
$990k
Owner & transaction history
since 2020
Last sale
$900,009
7 recorded transactions
Zoning & alternative use
LAC4 · Encino, CA
Top alternative use upside
Auto repair, garage
$1.4M
+98.6%
Neighborhood: shopping center
$1.2M
+66.8%
Retail stores
$1.0M
+45.9%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 7 comparables with addresses
7 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$990k
Value range
$891k – $1.09M
±10% around blend
Estimated value / SF
$515 / SF
Confidence
High
7 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
70
$891k
blend $990k
$1.09M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,921 SF
Lot area
0.77 ac
Year built
1974
APN
2261-021-073
Zoning
LAC4
Assessed value
$955,086
Annual tax
$11,740
3
Income approach: direct capitalization
Partial preview
Income approach indication
$690k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$745k
@ 6.5% CAP return
$690k
@ 7% CAP return
$640k
4
Sales comparison
Partial preview
Sales approach indication
$1.27M
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
3.1 mi away · 1,590 SF
4.5 mi away · 1,874 SF
4.6 mi away · 1,362 SF
7.5 mi away · 1,871 SF
7.7 mi away · 1,482 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$990k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 70 sales
$365
+41%
County 2758 sales
$449
+15%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $515/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+99%
vs current-use indication
Neighborhood: Shopping Center
Retail Stores
Medical Building
Commercial (general)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
4.50%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.50%
9.0%
NOI (est.)
$63k *
Last sale · Aug 2020
$900k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.40M
Move the market yield to see immediate price impact.
Value / SF
$729
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
4.00%4.50%5.00%
$57k
$1.42M
$1.26M
$1.13M
$63k
$1.58M
$1.40M
$1.26M
$69k
$1.73M
$1.54M
$1.39M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$1.16M
2.7 mi · Mar 2026 · $590/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$11,740
Tax year 2024
Assessed value
$955,086
Assessed 2024
Previous assessed
$955,086
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$244,077
Assessed improvement
$711,009
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1974
Construction
TILT-UP CONCRETE
Heating
NONE
Units
1
Total area
1,921 SF
Lot
0.77 ac (33,428 SF)
Zoning code
LAC4
APN
2261-021-073
UPID
US09-8506815
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC4 · Encino, CAZoning LAC4 · permitted uses
LAC4 · Encino, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1974
Construction
TILT-UP CONCRETE
Heating
NONE
Units
1
Lot
0.77 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
LAC4
Jurisdiction
Encino, CA
Recorded code
LAC4
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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