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Property profile & analytics
OFF-MARKET
Estimated value
$2,150,000
Retail space
18635 Ventura Blvd Tarzana, CA 91356-4103
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7877764
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1951
Construction
WOOD
Total area
3,286 SF
Lot
0.18 ac (7,921 SF)
Zoning code
LAC2
APN
2160-006-010
UPID
US09-7877764
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.15M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.24M
Blend (final)
Blend
$2.15M
Owner & transaction history
18635 18639 Ventura Blvd LLC · 2 yrs held
18635 18639 Ventura Blvd LLC
since 2024
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
LAC2 · Tarzana, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.8M
+32.4%
Office building
$1.7M
+22.2%
Medical building
$1.5M
+11.0%
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 Tarzana submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tarzana 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
$2,150,000
ML approach
$2,150,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,350,000
Current use
AUTO REPAIR, GARAGE
$1,785,000
Change: +32% · Conversion: Difficult
OFFICE BUILDING
$1,650,000
Change: +22% · Conversion: Easy
MEDICAL BUILDING
$1,495,000
Change: +11% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,390,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$2.15M
Range $1.94M – $2.37M · ±10% · vs last sale $2.15M (Jul 12 2024)
Last sale anchor
$2.15M
Jul 12 2024
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
$654 / 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
$27,802
Tax year 2024
Assessed value
$2,187,289
Assessed 2024
Previous assessed
$2,187,289
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$1,695,150
Assessed improvement
$492,139
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1951
Construction
WOOD
Heating
NONE
Stories
1
Total area
3,286 SF
Lot
0.18 ac (7,921 SF)
Zoning code
LAC2
APN
2160-006-010
UPID
US09-7877764
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Tarzana, CA
Zoning LAC2 · permitted uses
LAC2 · Tarzana, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Tarzana. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$1.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
RETAIL STORES Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1951
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.18 ac
Current owner
From public records · entity-resolved
18635 18639 Ventura Blvd LLC
Entity
Mailing address
23607 S PARK BELMONTE DR STE #300, CALABASAS, CA 91302-1604
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
23 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 12, 2024
$2,150,000
18635 18639 Ventura Blvd LLC
Osm Ventura Blvd LP
Grant Deed
$1,575,000 · First Citizens Bank & Trust Co
Jan 3, 2023
—
Osm Ventura Blvd LP
—
Deed
related
$1,000,000 · First Republic Bank
Nov 18, 2019
—
Osm Ventura Blvd LP
Osm Loan Acquisitions X LP
Quit Claim Deed
—
Jul 17, 2019
—
Gritsonis N Heritage Trust N 1
Nick J Gritsonis
Quit Claim Deed
related
—
Jun 11, 2019
—
Osm Ventura Blvd LP
Osm Loan Acquisitions Ix LP
Quit Claim Deed
—
May 3, 2019
$1,509,723
Osm Loan Acquisitions Ix LP
California Td Specialists|gritsonis,nick
Trustees Deed
related
—
Mar 7, 2018
—
Gritsonis,nick J Trust 1
Gritsonis,nick
Quit Claim Deed
related
—
Oct 12, 2017
—
Nick Gritsonis
—
Deed
related
$1,200,000 · Nvsi INC
Sep 19, 2017
—
Nick Gritsonis
Gritsonis Nick J Trust 1
Quit Claim Deed
related
—
May 11, 2017
—
Gritsonis,nick J Trust 1
—
Deed
related
$920,000 · Ok LLC
Oct 19, 2016
—
Gritsonis,nick J Trust 1
—
Deed
related
$750,000 · Athas Cap
Oct 22, 2015
—
Gritsonis,nick J Trust 1
Gritsonis M Family Trust
Quit Claim Deed
related
—
Sep 27, 2011
—
Muriel P Gritsonis
Gritsonis M P Family Trust
Quit Claim Deed
related
—
Jan 27, 2009
—
Gritsonis Family Trust
Owner Name Unavailable
Grant Deed
related
$43,750 · Bradley C Stone
Jan 23, 1998
—
Gritsonis,john C & Muriel P Trus
—
Deed Of Trust
related
$10,000
Jan 2, 1998
—
Gritsonis John C
Gritsonis,j C & M P
Quit Claim Deed
related
—
Nov 14, 1997
—
Gritsonis John
Gritsonis,j & M P
Quit Claim Deed
related
—
—
—
Gritsonis,muriel Family Trust
—
Deed Of Trust
related
$250,000 · Martin B Ross
—
—
Gritsonis,nick J Trust 1
—
Deed Of Trust
related
$325,000 · Martin B Ross
—
—
Gritsonis,nick J Trust 1
—
Deed Of Trust
related
$750,000 · Athas Cap
—
—
Gritsonis,nick J Trust 1
—
Deed Of Trust
related
$920,000 · Ok LLC
—
—
Nick Gritsonis
—
Deed Of Trust
related
$1,200,000 · Nvsi INC
—
—
Gritsonis Trust
—
Deed Of Trust
related
$25,000 · Apricot Trees LLC
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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