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Property profile & analytics
OFF-MARKET
Estimated value
$1,425,000
Office buildings
4565 Sherman Oaks Ave Sherman Oaks, CA 91403-3011
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-8537069
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1961
Total area
5,110 SF
Lot
0.11 ac (4,783 SF)
Zoning code
LAC4
APN
2283-016-033
UPID
US09-8537069
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
-
Mack Avenue Records Recording Studio
-
York Entertainment Film Production Television Studio
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.84M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.43M
Owner & transaction history
Zakaryan Developments LLC
Zakaryan Developments LLC
since 2026
6 recorded transactions
Zoning & alternative use
LAC4 · Sherman Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.3M
+24.6%
Commercial (general)
$2.2M
+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%
$1,985,000
6.5%
$1,835,000
7%
$1,700,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,865,000
Current use
MEDICAL BUILDING
$2,325,000
Change: +25% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,200,000
Change: +18% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,670,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$1.43M
Range $1.28M – $1.57M · ±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
$279 / 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
$28,701
Tax year 2024
Assessed value
$2,341,190
Assessed 2024
Previous assessed
$2,341,190
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$1,404,716
Assessed improvement
$936,474
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
1961
Heating
NONE
Stories
1
Total area
5,110 SF
Lot
0.11 ac (4,783 SF)
Zoning code
LAC4
APN
2283-016-033
UPID
US09-8537069
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
$1.9M
MEDICAL BUILDING
Est. value
$2.3M
COMMERCIAL (GENERAL)
Est. value
$2.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.7M
OFFICE BUILDING Current
MEDICAL BUILDING
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
1961
Heating
NONE
Stories
1
Lot
0.11 ac
Current owner
From public records · entity-resolved
Zakaryan Developments LLC
Entity
Mailing address
37 WILLOW LN, GROSSE POINTE FARMS, MI 48236-3041
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
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
Apr 9, 2026
$3,437,500
Zakaryan Developments LLC
Mack Avenue Records II LLC
Grant Deed
$1,718,750 · City National Bank
Aug 24, 2016
—
Mack Avenue Records II LLC
Willow Lane Investments II INC
Grant Deed
—
Dec 7, 2009
$1,851,000
Willow Lane Investments II INC
York,tanya
Grant Deed
—
Jan 4, 2002
$966,000
Tanya York
Gerber,harvey R & Angie V
Grant Deed
$808,000 · Us Bank NA
—
—
Harvey R Gerber
—
Deed Of Trust
related
$125,000 · Hyett INC Employees Psp & Trus
—
—
Harvey R Gerber
—
Deed Of Trust
related
$150,000 · 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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