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Property profile & analytics
OFF-MARKET
Estimated value
$925,000
Office buildings
20434 Sherman Way Winnetka, CA 91306-3110
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-7824933
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1983
Construction
TILT-UP CONCRETE
Total area
3,915 SF
Lot
0.23 ac (10,097 SF)
Zoning code
LAC4
APN
2136-002-026
UPID
US09-7824933
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$925k
Owner & transaction history
St Holding Investment LLC
St Holding Investment LLC
since 2025
7 recorded transactions
Zoning & alternative use
LAC4 · Winnetka, 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 Winnetka submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winnetka 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
OFFICE BUILDING
$1,260,000
Current use
COMMERCIAL (GENERAL)
$1,160,000
Change: -8% · Conversion: Easy
WAREHOUSE, STORAGE
$1,150,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$925k
Range $833k – $1.02M · ±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
$236 / 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
$14,566
Tax year 2024
Assessed value
$1,134,836
Assessed 2024
Previous assessed
$1,134,836
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$680,901
Assessed improvement
$453,935
Applied tax rate
8.0000
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
1983
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
3,915 SF
Lot
0.23 ac (10,097 SF)
Zoning code
LAC4
APN
2136-002-026
UPID
US09-7824933
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC4 · Winnetka, CA
Zoning LAC4 · permitted uses
LAC4 · Winnetka, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Winnetka. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$1.2M
OFFICE BUILDING Current
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
1983
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.23 ac
Current owner
From public records · entity-resolved
St Holding Investment LLC
Entity
Mailing address
8033 W SUNSET BLVDPMB895, LOS ANGELES, CA 90046-2401
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 22, 2025
$2,050,000
St Holding Investment LLC
Cfc Properties I LLC
Grant Deed
$1,025,000 · Bank Of America NA
Jul 22, 2025
—
St Holding Investment LLC
—
Deed
related
$843,000 · Business Finance Capital
Nov 14, 2022
—
Cfc Properties I LLC
Marc Mitchell
Grant Deed
—
Feb 25, 2022
—
Marc Mitchell
Cfc Properties LLC
Quit Claim Deed
related
—
Apr 2, 2021
—
Marc Mitchell
Accie Mitchell
Intrafamily Transfer
related
—
Mar 30, 2021
—
Accie Mitchell
Alex Mitchell
Intrafamily Transfer
related
—
Dec 28, 2012
$940,000
Cfc Properties LLC
Gonzalez,j Manuel & Sheila L
Grant Deed
—
May 4, 2000
$550,000
Gonzalez J M
Lee,elaine M
Grant Deed
$448,000 · Goleta National Bank
Jun 15, 1988
$655,000
Elaine M Lee
Interstate Excha
Trustees Deed
$229,400 · Cathay Bank
Jun 15, 1988
—
Elaine M Lee
Lee
Quit Claim Deed
related
—
Jun 15, 1988
$263,000
Interstate Excha
Interstate Excha
Trustees Deed
related
—
—
—
Gonzalez J M
—
Deed Of Trust
related
$400,000 · Manufacturers 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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