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Property profile & analytics
OFF-MARKET
Estimated value
$18,190,000
Office buildings
17609 Ventura Blvd Encino, CA 91316-3858
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6512653
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1980
Total area
45,844 SF
Lot
1.04 ac (45,184 SF)
Zoning code
LAC4
APN
2257-008-045
UPID
US09-6512653
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
-
Home Inspections Encino Home Inspector
-
SKYSON CONSTRUCTION Construction Company General Contractor
-
RHM LAW LLP Law Firm Financial Advisor
-
Matthew D. Resnik Law Firm
-
Beacon Urgent Care Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$16.45M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$18.19M
Owner & transaction history
Cornet Plaza LLC · 4 yrs held
Cornet Plaza LLC
since 2021
Last sale
$18.6M
7 recorded transactions
Zoning & alternative use
LAC4 · Encino, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$27.9M
+66.8%
Restaurant
$25.7M
+53.4%
Retail stores
$24.4M
+45.9%
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
$19,180,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$17,815,000
6.5%
$16,445,000
7%
$15,270,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$16,725,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$27,900,000
Change: +67% · Conversion: Difficult
RESTAURANT
$25,660,000
Change: +53% · Conversion: Moderate
RETAIL STORES
$24,400,000
Change: +46% · Conversion: Moderate
MEDICAL BUILDING
$20,840,000
Change: +25% · Conversion: Easy
COMMERCIAL (GENERAL)
$19,745,000
Change: +18% · Conversion: Easy
WAREHOUSE, STORAGE
$13,470,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$18.19M
Range $16.37M – $20.01M · ±10% · vs last sale $18.56M (Nov 12 2021)
Last sale anchor
$18.56M
Nov 12 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
$397 / 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
$240,994
Tax year 2024
Assessed value
$19,313,985
Assessed 2024
Previous assessed
$19,313,985
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$11,615,025
Assessed improvement
$7,698,960
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
Status
Off-Market
Year built
1980
Heating
NONE
Stories
1
Total area
45,844 SF
Lot
1.04 ac (45,184 SF)
Zoning code
LAC4
APN
2257-008-045
UPID
US09-6512653
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
OFFICE BUILDING Current
Est. value
$16.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$27.9M
RESTAURANT
Est. value
$25.7M
RETAIL STORES
Est. value
$24.4M
MEDICAL BUILDING
Est. value
$20.8M
COMMERCIAL (GENERAL)
Est. value
$19.7M
WAREHOUSE, STORAGE
Est. value
$13.5M
OFFICE BUILDING Current
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
1980
Heating
NONE
Stories
1
Lot
1.04 ac
Current owner
From public records · entity-resolved
Cornet Plaza LLC
Entity
Mailing address
12100 WILSHIRE BLVD STE #800, LOS ANGELES, CA 90025-7140
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
Nov 12, 2021
$18,564,000
Cornet Plaza LLC
State Associates LLC
Grant Deed
$12,950,000 · First Republic Bank
Nov 12, 2021
—
First Republic Bank
Cornet Plaza LLC
Assignment Of Lease (leasehold Sale)
—
Apr 15, 1999
$4,200,000
State Assocs
Hancock John Mutual Life ,
Trustees Deed
—
Aug 29, 1989
$6,500,000
Kc Inv
Topa Equities Lt
Grant Deed
$3,500,000 · Topa Equities
—
—
State Associates LLC
—
Deed Of Trust
related
$3,150,000 · United Pacific Bank
—
—
State Associates Ll
—
Deed Of Trust
related
$6,500,000 · German American Capital Corp
—
—
Kc
—
Deed Of Trust
related
$4,500,000 · John Hancock Mutual Life Ins
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.
Try Rey
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