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Property profile & analytics
OFF-MARKET
Estimated value
$830,000
Investment properties
16919 Ventura Blvd, Encino, CA 91316-4123
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-8780741
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1953
Construction
WOOD
Total area
1,317 SF
Lot
0.05 ac (2,164 SF)
Zoning code
LAC4
APN
2258-018-002
UPID
US09-8780741
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
-
Syndicate Salon Hair Salon
-
Makeup By Chanette Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$825k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$896k
Blend (final)
Blend
$830k
Owner & transaction history
1 Good 1 LLC · 5 yrs held
1 Good 1 LLC
since 2021
Last sale
$825,008
7 recorded transactions
Zoning & alternative use
LAC4 · Encino, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$955,000
+68.2%
Neighborhood: shopping center
$800,000
+41.3%
Retail stores
$700,000
+23.6%
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
$835,000
ML approach
$825,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$565,000
Current use
AUTO REPAIR, GARAGE
$955,000
Change: +68% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$800,000
Change: +41% · Conversion: Difficult
RETAIL STORES
$700,000
Change: +24% · Conversion: Easy
MEDICAL BUILDING
$600,000
Change: +6% · Conversion: Easy
Blend value · Realmo final
$830k
Range $747k – $913k · ±10% · vs last sale $825k (Jun 8 2021)
Last sale anchor
$825k
Jun 8 2021
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
$630 / 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
$13,165
Tax year 2024
Assessed value
$1,061,208
Assessed 2024
Previous assessed
$1,061,208
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$795,906
Assessed improvement
$265,302
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1953
Construction
WOOD
Heating
NONE
Stories
1
Total area
1,317 SF
Lot
0.05 ac (2,164 SF)
Zoning code
LAC4
APN
2258-018-002
UPID
US09-8780741
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
$565,000
AUTO REPAIR, GARAGE
Est. value
$955,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$800,000
RETAIL STORES
Est. value
$700,000
MEDICAL BUILDING
Est. value
$600,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
MEDICAL 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
1953
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.05 ac
Current owner
From public records · entity-resolved
1 Good 1 LLC
Entity
Mailing address
16919 VENTURA BLVD, ENCINO, CA 91316-4123
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 8, 2021
$825,000
1 Good 1 LLC
Nicholas J Nino
Grant Deed
$711,500 · Umpqua Bank
Jan 16, 2020
—
Poms,sandra L Living Trust
Poms Sandra L Living Trust
Quit Claim Deed
—
Aug 10, 2012
—
Poms Sandra L Living Trust
Poms,sandra
Quit Claim Deed
related
—
May 30, 2012
—
Sandra L Poms
Ahdoot,massih & Melinda
Quit Claim Deed
related
—
Feb 25, 2011
—
Massih Ahdoot
Purple Hat Dwarf LLC
Grant Deed
—
Jul 16, 2009
$600,000
Sandra Poms
Doyle,robert G & Genine
Grant Deed
—
Aug 17, 2005
$500,000
Robert G Doyle
Carlson Carl F Trust
Grant Deed
$300,000 · East West Bank
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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