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Property profile & analytics
OFF-MARKET
Estimated value
$21,515,000
Office buildings
23101 Sherman Pl West Hills, CA 91307-2003
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8474328
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1964
Construction
TILT-UP CONCRETE
Total area
58,455 SF
Lot
0.89 ac (38,912 SF)
Zoning code
LACR
APN
2021-014-047
UPID
US09-8474328
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
$20.97M
Comparable Approach
Comparable
$24.35M
Blend (final)
Blend
$21.52M
Owner & transaction history
West Hills Mob LLC · 5 yrs held
West Hills Mob LLC
since 2021
Last sale
$21.5M
7 recorded transactions
Zoning & alternative use
LACR · West Hills, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$35.6M
+88.9%
Auto repair, garage
$27.0M
+43.6%
Medical building
$26.6M
+41.1%
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 West Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West 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
$22,095,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$22,715,000
6.5%
$20,970,000
7%
$19,470,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$18,830,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$35,575,000
Change: +89% · Conversion: Difficult
AUTO REPAIR, GARAGE
$27,040,000
Change: +44% · Conversion: Difficult
MEDICAL BUILDING
$26,570,000
Change: +41% · Conversion: Easy
RETAIL STORES
$25,640,000
Change: +36% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$17,635,000
Change: -6% · Conversion: Difficult
COMMERCIAL (GENERAL)
$17,310,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$21.52M
Range $19.36M – $23.67M · ±10% · vs last sale $21.50M (May 12 2021)
Last sale anchor
$21.50M
May 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
$368 / 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
$235,775
Tax year 2024
Assessed value
$19,101,743
Assessed 2024
Previous assessed
$19,101,743
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$5,475,833
Assessed improvement
$13,625,910
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
1964
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
58,455 SF
Lot
0.89 ac (38,912 SF)
Zoning code
LACR
APN
2021-014-047
UPID
US09-8474328
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LACR · West Hills, CA
Zoning LACR · permitted uses
LACR · West Hills, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
West Hills. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$18.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$35.6M
AUTO REPAIR, GARAGE
Est. value
$27.0M
MEDICAL BUILDING
Est. value
$26.6M
RETAIL STORES
Est. value
$25.6M
INDUSTRIAL (GENERAL)
Est. value
$17.6M
COMMERCIAL (GENERAL)
Est. value
$17.3M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
INDUSTRIAL (GENERAL)
COMMERCIAL (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
1964
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.89 ac
Current owner
From public records · entity-resolved
West Hills Mob LLC
Entity
Mailing address
1920 MAIN ST STE #1200, IRVINE, CA 92614-7230
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 12, 2021
$21,500,000
West Hills Mob LLC
Hsre West Hills Mob LLC
Grant Deed
—
May 8, 2015
$5,476,000
Hsre West Hills Mob LLC
Bv 23101 Sherman Place-communi
Grant Deed
$10,384,290 · General Elec Cap
Jul 29, 2010
$11,102,111
Bv 23101 Sherman Place Community Me
West Hills Community Medical Center
Grant Deed
—
Apr 30, 1997
$3,947,500
West Hills Community Med Ctr
Nmc LP
Grant Deed
$1,900,000 · Seller
Mar 6, 1997
$2,700,000
LP I Nmc
Three-d Enterprises
Trustees Deed
—
Apr 5, 1991
$3,576,500
John J Miscione
Unknown
Grant Deed
—
—
—
Gloria Miscione
—
Deed Of Trust
related
$30,000 · Great Western Bank
—
—
Floe
—
Deed Of Trust
related
$31,500 · Lake Madson
—
—
West Hills Cmnty Medical Ctr L
—
Deed Of Trust
related
$5,500,000 · Telesis Community Cu
—
—
23101 Sherman Place-cmnty Bv
—
Deed Of Trust
related
$13,000,000 · General Electric Capital Corp
—
—
West Hills Community Medical
—
Deed Of Trust
related
$5,190,000 · Chase Manhattan 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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