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Property profile & analytics
OFF-MARKET
Estimated value
$3,405,000
Office buildings
17530 Ventura Blvd Encino, CA 91316-3818
Entity Owned
23-yr Hold
Free & Clear
Property ID
US09-6512639
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1979
Total area
17,570 SF
Lot
0.72 ac (31,259 SF)
Zoning code
LAC4
APN
2290-007-008
UPID
US09-6512639
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
-
Emperor Entertainment Music Venue Bar & Pub
-
Law Offices of Hamdam & Associates Law Firm
-
Computer Kings Corporate (Bike/Boat/Book/etc) Store Corporate Office
-
Wilshire Insurance Insurance Agency
-
Lim's Acupuncture & Traditional Chinese Medicine Medical Clinic Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.41M
Owner & transaction history
Encino Executive Group LP · 23 yrs held
Encino Executive Group LP
since 2003
7 recorded transactions
Zoning & alternative use
LAC4 · 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$5,160,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$3.41M
Range $3.06M – $3.75M · ±10%
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
$194 / 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
$51,338
Tax year 2024
Assessed value
$3,877,915
Assessed 2024
Previous assessed
$3,877,915
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$2,650,282
Assessed improvement
$1,227,633
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1979
Heating
NONE
Stories
1
Total area
17,570 SF
Lot
0.72 ac (31,259 SF)
Zoning code
LAC4
APN
2290-007-008
UPID
US09-6512639
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC4 · Encino, CAZoning LAC4 · permitted uses
LAC4 · Encino, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE
Est. value
$5.2M
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
1979
Heating
NONE
Stories
1
Lot
0.72 ac
Current owner
From public records · entity-resolved
Encino Executive Group LP
Entity
Free & Clear · 23 yrs held
Mailing address
PO BOX 6330, MALIBU, CA 90264-6330
Ownership since
2003
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
Mar 21, 2003
—
Encino Executive Group LP
Ahmadian,tr
Quit Claim Deed
related
—
Nov 3, 2000
—
Javad Ahmadian
Ahmadian,m
Quit Claim Deed
related
—
Nov 12, 1999
$165,000
Harborco
Encino Investment Co
Grant Deed
—
Mar 28, 1994
—
Enc Inv
Rahban,p
Quit Claim Deed
related
—
Jul 6, 1993
—
Doorn Gladys H Ver
Ver Doorn Trust
Quit Claim Deed
related
$96,700 · Money Store California
Apr 7, 1993
—
Encino Inv Co
Rahban,perry & C
Quit Claim Deed
related
—
—
—
Remmet B C INC
—
Deed Of Trust
related
$39,600 · Natl Advertising
—
—
Albert J Kelman
—
Deed Of Trust
related
$1,600,000 · Glendale Federal Bank
—
—
Remmet B C INC
—
Deed Of Trust
related
$106,500 · Sentance David
—
—
Remmet B C INC
—
Deed Of Trust
related
$1,600,000 · Long Beach Savings & Loan
—
—
Encino Investment Co
—
Deed Of Trust
related
$275,000 · Individual
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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