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Property profile & analytics
OFF-MARKET
Estimated value
$1,775,000
Office buildings
4554 Sherman Oaks Ave Sherman Oaks, CA 91403-3010
Entity Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8509350
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1946
Construction
TILT-UP CONCRETE
Total area
6,718 SF
Lot
0.13 ac (5,613 SF)
Zoning code
LAC4
APN
2283-023-002
UPID
US09-8509350
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
-
Burg & Brock Law Offices Law Firm
-
Kamran Yadidi Law Group Law Firm
-
Power Law Group Law Firm
-
Law Offices of Burg & Brock, Los Angeles Personal Injury Attorneys Law Firm
-
Uberlawyer Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.41M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.78M
Owner & transaction history
4554 Sherman Oaks Avenue LLC · 12 yrs held
4554 Sherman Oaks Avenue LLC
since 2014
7 recorded transactions
Zoning & alternative use
LAC4 · Sherman Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.9M
+18.1%
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 Sherman Oaks submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sherman Oaks 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,610,000
6.5%
$2,410,000
7%
$2,240,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,450,000
Current use
COMMERCIAL (GENERAL)
$2,895,000
Change: +18% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,195,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$1.78M
Range $1.60M – $1.95M · ±10%
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
$264 / 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
$35,999
Tax year 2024
Assessed value
$2,931,750
Assessed 2024
Previous assessed
$2,931,750
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$1,690,965
Assessed improvement
$1,240,785
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
OFFICE BUILDING
Status
Off-Market
Year built
1946
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
6,718 SF
Lot
0.13 ac (5,613 SF)
Zoning code
LAC4
APN
2283-023-002
UPID
US09-8509350
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC4 · Sherman Oaks, CA
Zoning LAC4 · permitted uses
LAC4 · Sherman Oaks, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sherman Oaks. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.5M
COMMERCIAL (GENERAL)
Est. value
$2.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.2M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1946
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.13 ac
Current owner
From public records · entity-resolved
4554 Sherman Oaks Avenue LLC
Entity
Mailing address
15260 VENTURA BLVD STE #820, SHERMAN OAKS, CA 91403-5343
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 28, 2020
—
4554 Sherman Oaks Avenue LLC
—
Deed
related
$5,000,000 · Dkg Dev LLC
Jan 2, 2014
$1,907,000
4554 Sherman Oaks Avenue LLC
Real Est Portfolio Mgmt LLC
Grant Deed
—
Dec 20, 2013
$1,907,075
Real Estate Portfolio Mgmt LLC
Best Alliance Foreclosure
Trustees Deed
related
—
Dec 3, 2013
—
Richard B Pallack
Jackson,jeroldean
Quit Claim Deed
—
Oct 3, 2013
—
Ronald D Farris
Pallack,richard B
Quit Claim Deed
—
Oct 2, 2013
—
Jeroldean Jackson
Pallack,richard B
Grant Deed
—
—
—
Richard B Pallack
—
Deed Of Trust
related
$150,000 · Rothschild James B Trust
—
—
Richard B Pallack
—
Deed Of Trust
related
$600,000 · Individual
—
—
Richard B Pallack
—
Deed Of Trust
related
$700,000 · Jmr Invs INC Pp
—
—
Richard B Pallack
—
Deed Of Trust
related
$67,000 · Sami Sweiss
—
—
Richard B Pallack
—
Deed Of Trust
related
$300,000 · Pmb Capital INC
—
—
Richard B Pallack
—
Deed Of Trust
related
$100,000 · Greenfield Trust
—
—
4554 Sherman Oaks Avenue LLC
—
Deed Of Trust
related
$5,000,000 · Dkg Dev LLC
—
—
Richard B Pallack
—
Deed Of Trust
related
$350,000 · Jmr Investments
—
—
Richard B Pallack
—
Deed Of Trust
related
$200,000 · Lucas Trust
—
—
Richard B Pallack
—
Deed Of Trust
related
$900,000 · Real Estate Portfolio Mgmt LLC
—
—
Richard B Pallack
—
Deed Of Trust
related
$350,000 · Jvh Ents LLC
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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