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Property profile & analytics
OFF-MARKET
Office buildings
16861 Ventura Blvd Encino, CA 91436-1708
Entity Owned
Absentee Owner
Free & Clear
Property ID
US09-6512644
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1984
Construction
WOOD
Total area
34,879 SF
Lot
0.4 ac (17,467 SF)
Zoning code
LAC2
APN
2259-010-002
UPID
US09-6512644
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
-
Respril Personal Care Services Home Health Care Service
-
Behnaz D. Cohan-Dery, MFT Marriage Or Relationship Counselor
-
Care Light Home Care Home Health Care Service
-
Iris Nathaniel, MFT Marriage Or Relationship Counselor
-
Valley Eating Disorders Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Ventura Balboa Ventures LLC
Ventura Balboa Ventures LLC
since 2025
Last sale
$3.6M
7 recorded transactions
Zoning & alternative use
LAC2 · Encino, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$141,265
Tax year 2024
Assessed value
$11,471,569
Assessed 2024
Previous assessed
$11,471,569
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$5,355,911
Assessed improvement
$6,115,658
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 (MULTI-STORY)
Status
Off-Market
Year built
1984
Construction
WOOD
Heating
NONE
Stories
3
Total area
34,879 SF
Lot
0.4 ac (17,467 SF)
Zoning code
LAC2
APN
2259-010-002
UPID
US09-6512644
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Encino, CAZoning LAC2 · permitted uses
LAC2 · Encino, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1984
Construction
WOOD
Heating
NONE
Stories
3
Lot
0.4 ac
Current owner
From public records · entity-resolved
Ventura Balboa Ventures LLC
Entity
Free & Clear · 0 yrs held
Mailing address
20501 VENTURA BLVD STE #295, WOODLAND HILLS, CA 91364-6418
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Dec 16, 2025
$3,630,000
Ventura Balboa Ventures LLC
Encino Investment Group LLC
Grant Deed
—
Dec 15, 2025
$3,630,000
Ventura Balboa Ventures LLC
Eig Asset I LLC
Grant Deed
—
Dec 15, 2025
$4,840,000
Ventura Balboa Ventures LLC
Balbuy LLC
Grant Deed
$8,470,000 · Golden State Bank
Apr 19, 2024
—
Balbuy LLC
Shirzad Abrams
Grant Deed
$5,250,000 · American First National Bank
Mar 19, 2024
$883,000
Balbuy LLC
Arctic Properties LLC
Grant Deed
—
Oct 27, 2015
$600,000
Encino Investment Group LLC
Ventura Balboa Equity LLC
Grant Deed
—
Apr 30, 2008
$6,347,500
Encino Investment Group LLC
American West Associates
Grant Deed
—
Apr 30, 2008
$1,539,500
Encino Investment Group LLC
Rubinstein Family Trust
Grant Deed
—
Apr 30, 2008
—
Encino Investment Group LLC
Alan Cohen
Grant Deed
$5,610,000 · Washington Mutual Bank
Mar 12, 2008
—
Cohen Family Trust
American West Associates
Quit Claim Deed
related
—
—
—
American West Associates
—
Deed Of Trust
related
$2,650,000 · Fremont Investment & Loan
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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