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Property profile & analytics
OFF-MARKET
Estimated value
$9,530,000
Assisted living facilities
16025 Ventura Blvd Encino, CA 91436-4451
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6512648
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1977
Construction
WOOD
Total area
34,450 SF
Lot
0.52 ac (22,779 SF)
Zoning code
LAC4
APN
2261-022-022
UPID
US09-6512648
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
-
Avalon Encino Apartment Building
-
OnTrac Drop Box Logistics Company Freight Service
-
Encino Care Pharmacy Pharmacy
-
Encino Terrace Senior Living Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.53M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.53M
Owner & transaction history
16025 Ventura LLC · 2 yrs held
16025 Ventura LLC
since 2024
Last sale
$9.5M
7 recorded transactions
Zoning & alternative use
LAC4 · Encino, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$15.7M
+64.6%
Commercial (general)
$14.8M
+56.0%
Office building
$12.6M
+32.1%
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
$9,530,000
ML approach
$9,530,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$9,515,000
Current use
MEDICAL BUILDING
$15,660,000
Change: +65% · Conversion: Difficult
COMMERCIAL (GENERAL)
$14,835,000
Change: +56% · Conversion: Difficult
OFFICE BUILDING
$12,570,000
Change: +32% · Conversion: Difficult
Blend value · Realmo final
$9.53M
Range $8.58M – $10.48M · ±10% · vs last sale $9.53M (Jul 3 2024)
Last sale anchor
$9.53M
Jul 3 2024
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
$277 / 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
$171,432
Tax year 2024
Assessed value
$13,995,298
Assessed 2024
Previous assessed
$13,995,298
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$2,332,548
Assessed improvement
$11,662,750
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1977
Construction
WOOD
Heating
NONE
Stories
1
Total area
34,450 SF
Lot
0.52 ac (22,779 SF)
Zoning code
LAC4
APN
2261-022-022
UPID
US09-6512648
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$9.5M
MEDICAL BUILDING
Est. value
$15.7M
COMMERCIAL (GENERAL)
Est. value
$14.8M
OFFICE BUILDING
Est. value
$12.6M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
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
1977
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.52 ac
Current owner
From public records · entity-resolved
16025 Ventura LLC
Entity
Mailing address
6442 COLDWATER CYN AVE STE #100, NORTH HOLLYWOOD, CA 91606-1191
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 3, 2024
$9,530,000
16025 Ventura LLC
Encino Hills Propco LP
Grant Deed
$4,500,000 · Pacific Premier Bank
Sep 29, 2020
—
Encino Hills Propco LP
—
Deed
related
$11,200,000 · City Nat'l Bk
Aug 29, 2017
—
Encino Hills Opco LP
—
Deed Of Trust
related
$11,200,000 · City Nat'l Bk
Jun 7, 2017
$5,157,000
Encino Hills Propco LP
Avalon Encino Hills LLC
Grant Deed
—
Aug 17, 2007
—
Avalon Encino Hills LLC
Encino Vincal LLC
Grant Deed
$5,500,000 · Wachovia Multifamily Capital INC
Nov 30, 2006
$4,200,000
Encino Vincal LLC
Avalon At Encino Hills LLC
Grant Deed
—
Dec 3, 2004
—
Avalon Of Encino Hills LLC
Encino Renovation LLC
Quit Claim Deed
related
$4,200,000 · City Bank
Jul 7, 1998
—
Encino Renovation LLC
Adf Enterprises
Grant Deed
related
—
Jun 14, 1989
$1,847,500
Rpm Invs
Brandt&brandt
Trustees Deed
related
—
—
—
Encino Renovation LLC
—
Deed Of Trust
related
$4,700,000 · Finova Capital Corp
—
—
Encino Hills Propco LP
—
Loan Modification
related
$11,200,000 · City Nat'l Bk
—
—
Encino Hills Opco LP
—
Loan Modification
related
$11,200,000 · City Nat'l Bk
—
—
Adf Ents
—
Deed Of Trust
related
$950,000 · Rpm Invs
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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