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Property profile & analytics
OFF-MARKET
Estimated value
$14,150,000
Investment properties
15928 Ventura Blvd Encino, CA 91436-4401
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6221314
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1983
Construction
WOOD
Total area
32,014 SF
Lot
0.77 ac (33,499 SF)
Zoning code
LAC4
APN
2283-010-033
UPID
US09-6221314
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
-
Peterson Janice L PHD Physician Medical Clinic
-
Swain Annette PHD Physician Medical Clinic
-
Farmers Insurance - Shahzad Fatemi Insurance Agency
-
Organic Beauty Nails Nail Salon
-
Sola Japanese Izakaya Dining Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.57M
CAP Approach
CAP
$9.98M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$14.15M
Owner & transaction history
Mushmel 15928 LLC · 4 yrs held
Mushmel 15928 LLC
since 2022
Last sale
$14.5M
7 recorded transactions
Zoning & alternative use
LAC4 · Encino, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$23.2M
+68.2%
Neighborhood: shopping center
$19.5M
+41.3%
Restaurant
$17.9M
+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
$14,685,000
ML approach
$9,565,000
CAP Approach
CAP Return
Estimation
6%
$10,805,000
6.5%
$9,975,000
7%
$9,260,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$13,785,000
Current use
AUTO REPAIR, GARAGE
$23,195,000
Change: +68% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$19,485,000
Change: +41% · Conversion: Difficult
RESTAURANT
$17,920,000
Change: +30% · Conversion: Difficult
RETAIL STORES
$17,040,000
Change: +24% · Conversion: Easy
MEDICAL BUILDING
$14,555,000
Change: +6% · Conversion: Easy
OFFICE BUILDING
$11,680,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$14.15M
Range $12.74M – $15.57M · ±10% · vs last sale $14.45M (Jun 24 2022)
Last sale anchor
$14.45M
Jun 24 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
$442 / 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
$184,264
Tax year 2024
Assessed value
$15,033,780
Assessed 2024
Previous assessed
$15,033,780
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$9,363,600
Assessed improvement
$5,670,180
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
1983
Construction
WOOD
Heating
NONE
Stories
1
Total area
32,014 SF
Lot
0.77 ac (33,499 SF)
Zoning code
LAC4
APN
2283-010-033
UPID
US09-6221314
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
$13.8M
AUTO REPAIR, GARAGE
Est. value
$23.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$19.5M
RESTAURANT
Est. value
$17.9M
RETAIL STORES
Est. value
$17.0M
MEDICAL BUILDING
Est. value
$14.6M
OFFICE BUILDING
Est. value
$11.7M
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
1983
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.77 ac
Current owner
From public records · entity-resolved
Mushmel 15928 LLC
Entity
Mailing address
15445 VENTURA BLVDPMB31, SHERMAN OAKS, CA 91403-3005
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 2, 2022
—
Mushmel 15928 LLC
—
Deed
related
$8,200,000 · City National Bank
Jun 24, 2022
$14,450,000
Mushmel 15928 LLC
Encino Prime Properties LLC
Grant Deed
—
Oct 22, 2018
—
Capri Capital Group LLC
—
Deed
related
—
Sep 21, 2016
—
Capri Capital Group LLC
—
Deed
related
$5,400,000 · City National Bank
Aug 4, 2006
—
Capri Capital Group LLC
Phmj LLC
Grant Deed
$5,700,000 · German American Capital Corp
Sep 1, 1999
$106,000
Phmj LLC
Pashaie & Shooshani
Grant Deed
—
Sep 18, 1998
—
Pashaie
Capri,intl
Grant Deed
related
—
Sep 10, 1998
—
Melrose Capital LLC
Capri International
Grant Deed
related
—
—
—
Phmj LLC
—
Deed Of Trust
related
$3,400,000 · Guardian Life Insurance Co
—
—
Capri Internatio
—
Deed Of Trust
related
$2,500,000 · Guardian Life Insurance Co
—
—
Capri Capital Group LLC
—
Loan Modification
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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