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Property profile & analytics
OFF-MARKET
Estimated value
$2,600,000
Investment properties
4500 Forman Ave Toluca Lake, CA 91602-1615
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6511732
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1929
Construction
WOOD
Total area
5,057 SF
Lot
0.08 ac (3,321 SF)
Zoning code
LAC2
APN
2424-008-022
UPID
US09-6511732
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
$2.60M
CAP Approach
CAP
$1.58M
Comparable Approach
Comparable
$2.83M
Blend (final)
Blend
$2.60M
Owner & transaction history
Tl Prop 1 LLC · 2 yrs held
Tl Prop 1 LLC
since 2024
Last sale
$2.6M
6 recorded transactions
Zoning & alternative use
LAC2 · Toluca Lake, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.1M
+32.2%
Neighborhood: shopping center
$3.1M
+29.8%
Retail stores
$2.6M
+11.0%
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 Toluca Lake submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Toluca Lake 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
$2,600,000
ML approach
$2,600,000
CAP Approach
CAP Return
Estimation
6%
$1,705,000
6.5%
$1,575,000
7%
$1,465,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,370,000
Current use
RESTAURANT
$3,135,000
Change: +32% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,080,000
Change: +30% · Conversion: Difficult
RETAIL STORES
$2,630,000
Change: +11% · Conversion: Easy
OFFICE BUILDING
$2,495,000
Change: +5% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,315,000
Change: -2% · Conversion: Difficult
MEDICAL BUILDING
$2,300,000
Change: -3% · Conversion: Easy
Blend value · Realmo final
$2.60M
Range $2.34M – $2.86M · ±10% · vs last sale $2.60M (Jan 31 2024)
Last sale anchor
$2.60M
Jan 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
$514 / 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
$24,237
Tax year 2024
Assessed value
$1,962,541
Assessed 2024
Previous assessed
$1,962,541
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$1,177,011
Assessed improvement
$785,530
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1929
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
5,057 SF
Lot
0.08 ac (3,321 SF)
Zoning code
LAC2
APN
2424-008-022
UPID
US09-6511732
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Toluca Lake, CA
Zoning LAC2 · permitted uses
LAC2 · Toluca Lake, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Toluca Lake. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.4M
RESTAURANT
Est. value
$3.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.1M
RETAIL STORES
Est. value
$2.6M
OFFICE BUILDING
Est. value
$2.5M
AUTO REPAIR, GARAGE
Est. value
$2.3M
MEDICAL BUILDING
Est. value
$2.3M
COMMERCIAL (GENERAL) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1929
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.08 ac
Current owner
From public records · entity-resolved
Tl Prop 1 LLC
Entity
Mailing address
10040 TOLUCA LK AVE, TOLUCA LAKE, CA 91602-2924
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 31, 2024
$2,600,000
Tl Prop 1 LLC
Riverside Forman LLC
Grant Deed
$1,500,000 · Riverside Forman LLC
May 12, 2008
—
Riverside Forman LLC
Vignali,horacio C & Luz C
Quit Claim Deed
related
—
Mar 31, 2008
$3,810,000
Morvis Corvis Corp
Toluca Lake Investments LLC
Grant Deed
—
May 31, 2005
$3,185,030
Toluca Lake Investments LLC
Kc Investments LLC
Grant Deed
—
Oct 8, 2002
$1,500,000
K C Investments LLC
Tolvan INC
Grant Deed
$928,888 · Cathay Bank
Dec 29, 1995
$841,818
Tolvan INC
Bodmer,karl H
Grant Deed
related
—
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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