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4419 Van Nuys Blvd, Sherman Oaks, CA 91403
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Property summary
AI-generated overview
The property is an office building located in Sherman Oaks, California, with a total building size of 36,363 square feet.
Property profile
Verified
Property type
Other investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1961
Construction
TILT-UP CONCRETE
Total area
36,363 SF
Lot
0.58 ac (25,463 SF)
Zoning code
LAC2
APN
2265-010-013
UPID
US09-6210691
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Dental Office
-
Physician Medical Clinic
-
Marriage Or Relationship Counselor
-
Physician Medical Clinic
-
Physician Medical Clinic
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.07M
CAP Approach
CAP
$11.33M
Comparable Approach
Comparable
$8.39M
Blend (final)
Blend
$8.19M
Owner & transaction history
since 2025
7 recorded transactions
Zoning & alternative use
LAC2 · Sherman Oaks, CA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 4 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$8.19M
Value range
$7.37M – $9.00M
±10% around blend
Estimated value / SF
$225 / SF
Confidence
Low
4 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
40
Income certainty
100
$7.37M
blend $8.19M
$9.00M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
36,363 SF
Lot area
0.58 ac
Year built
1961
Stories
1
APN
2265-010-013
Zoning
LAC2
Assessed value
$5,051,349
Annual tax
$69,194
3
Income approach: direct capitalization
Partial preview
Income approach indication
$11.33M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$12.28M
@ 6.5% CAP return
$11.33M
@ 7% CAP return
$10.52M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$69,194
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$12.94M
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
9.8 mi away · 28,480 SF
11.4 mi away · 34,880 SF
30.2 mi away · 30,790 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$8.19M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 43 sales
$431
-48%
County 2504 sales
$309
-27%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $225/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Selected market yield
9.00%
Selected cap rate for this other investment properties
Derived from the Sherman Oaks market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 9.00%
9.0%
NOI (est.)
$52k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$580k
Move the market yield to see immediate price impact.
Value / SF
$16
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
8.50%9.00%9.50%
$47k
$553k
$522k
$495k
$52k
$614k
$580k
$550k
$57k
$676k
$638k
$605k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$6.81M
7.7 mi · Dec 2025 · $237/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$69,194
Tax year 2024
Assessed value
$5,051,349
Assessed 2024
Previous assessed
$5,051,349
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$3,395,865
Assessed improvement
$1,655,484
Applied tax rate
8.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
For Lease
Year built
1961
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
36,363 SF
Lot
0.58 ac (25,463 SF)
Zoning code
LAC2
APN
2265-010-013
UPID
US09-6210691
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Sherman Oaks, CAZoning LAC2 · permitted uses
LAC2 · Sherman Oaks, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1961
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.58 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
LAC2
Jurisdiction
Sherman Oaks, CA
Recorded code
LAC2
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Owner identityResolved entity and name variants
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Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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