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Property profile & analytics
OFF-MARKET
Estimated value
$5,665,000
Medical Office Space
3959 Laurel Cyn Blvd Studio City, CA 91604-4921
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US09-9532651
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1951
Construction
WOOD
Total area
11,921 SF
Lot
0.44 ac (19,043 SF)
Zoning code
LAC2
APN
2369-013-006
UPID
US09-9532651
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
-
Brown Jonathan DDS Dental Office
-
Studio City Dental Arts Dental Office
-
Dr. Charles E. Law Jr, MD Physician
-
Gene Rubinstein, MD, FAAD Physician Medical Clinic
-
Suresh S Iyengar, DDS Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.18M
CAP Approach
CAP
$3.48M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.67M
Owner & transaction history
Grmd LLC · 6 yrs held
Grmd LLC
since 2020
Last sale
$5.3M
7 recorded transactions
Zoning & alternative use
LAC2 · Studio City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$9.4M
+73.2%
Office building
$8.5M
+56.0%
Restaurant
$7.4M
+36.4%
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 Studio City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Studio City 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
$7,225,000
ML approach
$7,180,000
CAP Approach
CAP Return
Estimation
6%
$3,770,000
6.5%
$3,480,000
7%
$3,230,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$5,420,000
Current use
RETAIL STORES
$9,385,000
Change: +73% · Conversion: Difficult
OFFICE BUILDING
$8,455,000
Change: +56% · Conversion: Easy
RESTAURANT
$7,390,000
Change: +36% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$7,255,000
Change: +34% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,590,000
Change: +3% · Conversion: Easy
AUTO REPAIR, GARAGE
$5,460,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$5.67M
Range $5.10M – $6.23M · ±10% · vs last sale $5.25M (May 26 2020)
Last sale anchor
$5.25M
May 26 2020
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
$475 / 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
$89,507
Tax year 2024
Assessed value
$7,290,970
Assessed 2024
Previous assessed
$7,290,970
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$6,218,770
Assessed improvement
$1,072,200
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1951
Construction
WOOD
Heating
NONE
Cooling
OTHER
Stories
1
Total area
11,921 SF
Lot
0.44 ac (19,043 SF)
Zoning code
LAC2
APN
2369-013-006
UPID
US09-9532651
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Studio City, CA
Zoning LAC2 · permitted uses
LAC2 · Studio City, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Studio City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$5.4M
RETAIL STORES
Est. value
$9.4M
OFFICE BUILDING
Est. value
$8.5M
RESTAURANT
Est. value
$7.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.3M
COMMERCIAL (GENERAL)
Est. value
$5.6M
AUTO REPAIR, GARAGE
Est. value
$5.5M
MEDICAL BUILDING Current
RETAIL STORES
OFFICE BUILDING
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
Cooling
Yes
Stories
1
Lot
0.44 ac
Current owner
From public records · entity-resolved
Grmd LLC
Entity
Mailing address
3959 LAUREL CYN BLVD STE F, STUDIO CITY, CA 91604-3711
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 1, 2020
—
Grmd LLC
—
Deed
related
$2,625,000 · City Nat'l Bk
May 26, 2020
$5,250,000
Grmd LLC
John Michael Hlebovy
Grant Deed
$2,625,000 · City National Bank
May 26, 2020
—
Grmd LLC
—
Deed
$2,100,000 · City Nat'l Bk
Mar 24, 2005
$3,409,000
Hlebovy Family Trust
M & M Laurel Medical LLC
Grant Deed
$2,210,000 · Affinity Bank
Dec 20, 2000
—
Gerald W Muzzy
Muzzy,g W & M S
Quit Claim Deed
related
—
—
—
Grmd LLC
—
Deed Of Trust
$2,159,000 · Business Fin Cap
—
—
Investments
—
Deed Of Trust
related
$258,100 · Us Small Business Admn
—
—
Morris Trust
—
Deed Of Trust
related
$1,125,000 · United Pacific Bank
—
—
Grmd LLC
—
Deed Of Trust
related
$2,100,000 · City Nat'l Bk
—
—
Morris Trust
—
Deed Of Trust
related
$80,000 · United Pacific Bank
—
—
Grmd LLC
—
Deed Of Trust
related
$2,625,000 · City Nat'l Bk
—
—
M & M Laurel Medical LLC
—
Deed Of Trust
related
$1,300,000 · United Pacific Bank
—
—
Inv
—
Deed Of Trust
related
$225,000 · Individual
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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