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Property profile & analytics
OFF-MARKET
Estimated value
$27,500,000
Assisted living facilities
21711 Ventura Blvd Woodland Hills, CA 91364-1835
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8064706
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1978
Construction
WOOD
Total area
79,817 SF
Lot
1.42 ac (61,768 SF)
Zoning code
LAC4
APN
2168-027-032
UPID
US09-8064706
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
$27.50M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$27.50M
Owner & transaction history
21711 Ventura Holdings LLC · 1 yrs held
21711 Ventura Holdings LLC
since 2024
Last sale
$27.5M
5 recorded transactions
Zoning & alternative use
LAC4 · Woodland Hills, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$36.9M
+67.5%
Medical building
$36.3M
+64.6%
Retail stores
$35.0M
+58.9%
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 Woodland Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Woodland Hills 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
$27,500,000
ML approach
$27,500,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$22,040,000
Current use
AUTO REPAIR, GARAGE
$36,920,000
Change: +68% · Conversion: Difficult
MEDICAL BUILDING
$36,285,000
Change: +65% · Conversion: Difficult
RETAIL STORES
$35,010,000
Change: +59% · Conversion: Difficult
OFFICE BUILDING
$25,715,000
Change: +17% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$24,080,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$27.50M
Range $24.75M – $30.25M · ±10% · vs last sale $27.50M (Dec 31 2024)
Last sale anchor
$27.50M
Dec 31 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
$345 / 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
$130,022
Tax year 2024
Assessed value
$10,159,280
Assessed 2024
Previous assessed
$10,159,280
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$6,157,142
Assessed improvement
$4,002,138
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1978
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Units
164
Total area
79,817 SF
Lot
1.42 ac (61,768 SF)
Zoning code
LAC4
APN
2168-027-032
UPID
US09-8064706
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC4 · Woodland Hills, CA
Zoning LAC4 · permitted uses
LAC4 · Woodland Hills, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Woodland Hills. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$22.0M
AUTO REPAIR, GARAGE
Est. value
$36.9M
MEDICAL BUILDING
Est. value
$36.3M
RETAIL STORES
Est. value
$35.0M
OFFICE BUILDING
Est. value
$25.7M
INDUSTRIAL (GENERAL)
Est. value
$24.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
OFFICE BUILDING
INDUSTRIAL (GENERAL)
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
1978
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Units
164
Lot
1.42 ac
Current owner
From public records · entity-resolved
21711 Ventura Holdings LLC
Entity
Mailing address
201 CALIFORNIA ST STE #650, SAN FRANCISCO, CA 94111-5007
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 31, 2024
$27,500,000
21711 Ventura Holdings LLC
Billybob Properties LLC
Grant Deed
$20,000,000 · Fj Investments LLC
Mar 19, 2015
—
Billybob Properties LLC
Investek Properties LLC
Grant Deed
$13,750,000 · Cbre Multifamily Cap
Jun 22, 2012
$8,250,000
Woodland Hills Propco LLC
K & G Associates
Grant Deed
—
—
—
K G
—
Deed Of Trust
related
$4,375,000 · First Union Nat'l Bank No Caro
—
—
K & G & Associates
—
Deed Of Trust
related
$4,000,000 · California Cu
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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