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Property profile & analytics
OFF-MARKET
Estimated value
$590,000
Office buildings
15915 Ventura Blvd P-1 Encino, CA 91436-2736
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8506818
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1974
Construction
TILT-UP CONCRETE
Total area
1,888 SF
Lot
0.77 ac (33,428 SF)
Zoning code
LAC4
APN
2261-021-077
UPID
US09-8506818
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
-
Encino Appliance Repair LLC Corporate Office
-
The Law Offices of Jacob Glucksman Law Firm
-
Van Nuys Eviction Lawyer Law Firm
-
Scott Wyman Esq Law Firm
-
Law Offices of Yousef Monadjemi Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$675k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$590k
Owner & transaction history
15915 Ventura Blvd LLC · 7 yrs held
15915 Ventura Blvd LLC
since 2019
6 recorded transactions
Zoning & alternative use
LAC4 · Encino, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$860,000
+24.6%
Commercial (general)
$815,000
+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 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%
$735,000
6.5%
$675,000
7%
$630,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$690,000
Current use
MEDICAL BUILDING
$860,000
Change: +25% · Conversion: Easy
COMMERCIAL (GENERAL)
$815,000
Change: +18% · Conversion: Easy
WAREHOUSE, STORAGE
$555,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$590k
Range $531k – $649k · ±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
$313 / 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
$12,547
Tax year 2024
Assessed value
$1,022,555
Assessed 2024
Previous assessed
$1,022,555
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$765,550
Assessed improvement
$257,005
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
1974
Construction
TILT-UP CONCRETE
Heating
NONE
Units
1
Total area
1,888 SF
Lot
0.77 ac (33,428 SF)
Zoning code
LAC4
APN
2261-021-077
UPID
US09-8506818
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
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$690,000
MEDICAL BUILDING
Est. value
$860,000
COMMERCIAL (GENERAL)
Est. value
$815,000
WAREHOUSE, STORAGE
Est. value
$555,000
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
1974
Construction
TILT-UP CONCRETE
Heating
NONE
Units
1
Lot
0.77 ac
Current owner
From public records · entity-resolved
15915 Ventura Blvd LLC
Entity
Mailing address
4424 LONGRIDGE AVE, SHERMAN OAKS, CA 91423-3216
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 28, 2021
—
15915 Ventura Blvd LLC
—
Deed
related
$755,000 · Calprivate Bank
Mar 27, 2019
$935,000
15915 Ventura Blvd LLC
A & & Encino Properties LLC
Grant Deed
$748,000 · Pelican Holdings LLC
Feb 21, 2012
$665,000
A & S Encino Properties LLC
Francis,j Patrick
Grant Deed
$465,000 · Bank Of The West
Feb 21, 2012
—
Christopher Yardum
Healey,susan
Quit Claim Deed
related
—
Apr 27, 2004
—
John Yardum
Yardum,tr
Quit Claim Deed
related
—
Apr 1, 1992
—
Yardum Levone A Tr
—
Deed Of Trust
related
—
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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