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Property profile & analytics
OFF-MARKET
Estimated value
$3,830,000
Office buildings
16925 Ventura Blvd Encino, CA 91316-4123
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8545066
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1924
Construction
TILT-UP CONCRETE
Total area
7,936 SF
Lot
0.18 ac (8,046 SF)
Zoning code
LAC4
APN
2258-018-001
UPID
US09-8545066
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
-
The Gate Lounge Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.75M
CAP Approach
CAP
$2.85M
Comparable Approach
Comparable
$3.83M
Blend (final)
Blend
$3.83M
Owner & transaction history
16925 Ventura Blvd LLC · 3 yrs held
16925 Ventura Blvd LLC
since 2022
Last sale
$3.9M
7 recorded transactions
Zoning & alternative use
LAC4 · Encino, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$5.8M
+98.6%
Neighborhood: shopping center
$4.8M
+66.8%
Restaurant
$4.4M
+53.4%
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
$3,875,000
ML approach
$3,750,000
CAP Approach
CAP Return
Estimation
6%
$3,085,000
6.5%
$2,845,000
7%
$2,645,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,895,000
Current use
AUTO REPAIR, GARAGE
$5,750,000
Change: +99% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,830,000
Change: +67% · Conversion: Difficult
RESTAURANT
$4,440,000
Change: +53% · Conversion: Moderate
RETAIL STORES
$4,225,000
Change: +46% · Conversion: Moderate
MEDICAL BUILDING
$3,610,000
Change: +25% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,420,000
Change: +18% · Conversion: Easy
WAREHOUSE, STORAGE
$2,330,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$3.83M
Range $3.45M – $4.21M · ±10% · vs last sale $3.85M (Dec 16 2022)
Last sale anchor
$3.85M
Dec 16 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
$483 / 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
$36,617
Tax year 2024
Assessed value
$2,891,700
Assessed 2024
Previous assessed
$2,891,700
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$1,530,000
Assessed improvement
$1,361,700
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1924
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
7,936 SF
Lot
0.18 ac (8,046 SF)
Zoning code
LAC4
APN
2258-018-001
UPID
US09-8545066
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
OFFICE BUILDING Current
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$5.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.8M
RESTAURANT
Est. value
$4.4M
RETAIL STORES
Est. value
$4.2M
MEDICAL BUILDING
Est. value
$3.6M
COMMERCIAL (GENERAL)
Est. value
$3.4M
WAREHOUSE, STORAGE
Est. value
$2.3M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
RETAIL STORES
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
1924
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.18 ac
Current owner
From public records · entity-resolved
16925 Ventura Blvd LLC
Entity
Free & Clear · 3 yrs held
Mailing address
22318 CIR J RNCH RD, SANTA CLARITA, CA 91350-3301
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 16, 2022
$3,850,000
16925 Ventura Blvd LLC
Andres G Martinez
Grant Deed
—
Jun 30, 2005
$2,650,000
Silverton Family Trust
Lustman Nathan Trust
Grant Deed
—
May 19, 1995
$767,500
Lustman Trust
Nugit Maple/santee Partnership
Grant Deed
related
$100,000 · Seller
Aug 9, 1994
$730,000
Nugit Maple/santee Ptshp
Menchen,bernard
Grant Deed
—
Nov 30, 1988
—
Bernard Menchen
Menchen Bernard&
Quit Claim Deed
related
—
Nov 30, 1988
$1,108,000
Enc Equity Servs
Enc
Trustees Deed
related
—
May 19, 1988
—
Park View Enc
—
Deed Of Trust
related
—
—
—
Bernard Menchen
—
Deed Of Trust
related
$190,000 · Hamburger Hamlet
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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