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Property profile & analytics
OFF-MARKET
Estimated value
$1,200,000
Office buildings
5344 Vineland Ave North Hollywood, CA 91601-3224
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-7005249
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1958
Construction
TILT-UP CONCRETE
Total area
4,000 SF
Lot
0.17 ac (7,500 SF)
Zoning code
LAMR1
APN
2416-003-010
UPID
US09-7005249
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
-
Hurwitz Creative Theater & Performing Art Venue Music Venue
-
Sam Hurwitz Productions Advertising Agency Marketing & Advertising
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.20M
CAP Approach
CAP
$1.44M
Comparable Approach
Comparable
$977k
Blend (final)
Blend
$1.20M
Owner & transaction history
Specialized Health Services INC · 2 yrs held
Specialized Health Services INC
since 2024
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
LAMR1 · North Hollywood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.9M
+5.3%
Auto repair, garage
$1.8M
+2.8%
Medical building
$1.8M
+2.1%
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 North Hollywood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North Hollywood 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
$1,200,000
ML approach
$1,200,000
CAP Approach
CAP Return
Estimation
6%
$1,555,000
6.5%
$1,435,000
7%
$1,330,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,780,000
Current use
COMMERCIAL (GENERAL)
$1,875,000
Change: +5% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,830,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$1,820,000
Change: +2% · Conversion: Easy
RETAIL STORES
$1,720,000
Change: -3% · Conversion: Moderate
Blend value · Realmo final
$1.20M
Range $1.08M – $1.32M · ±10% · vs last sale $1.20M (Apr 15 2024)
Last sale anchor
$1.20M
Apr 15 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
$300 / 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
$23,119
Tax year 2024
Assessed value
$1,864,101
Assessed 2024
Previous assessed
$1,864,101
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,339,784
Assessed improvement
$524,317
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
1958
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
4,000 SF
Lot
0.17 ac (7,500 SF)
Zoning code
LAMR1
APN
2416-003-010
UPID
US09-7005249
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAMR1 · North Hollywood, CA
Zoning LAMR1 · permitted uses
LAMR1 · North Hollywood, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
North Hollywood. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$1.8M
RETAIL STORES
Est. value
$1.7M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
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
1958
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Specialized Health Services INC
Entity
Mailing address
5344 VINELAND AVE, NORTH HOLLYWOOD, CA 91601-3224
Mailing matches property
Yes
Owner-occupied
Yes
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 15, 2024
$1,200,000
Specialized Health Services INC
Fsc Investments LLC
Grant Deed
—
Nov 4, 2020
—
Fsc Investments LLC
—
Deed
related
$539,744 · City National Bank
Feb 20, 2007
—
Fsc Investment LLC
Hurwitz,sam & Fernanda G
Grant Deed
—
Feb 15, 2007
$1,275,000
Sam Hurwitz
Consolidated Design & Manufact
Grant Deed
$637,500 · Bank Of America
Feb 13, 2002
—
Consolidated
Mckenzie Trust
Grant Deed
$299,200 · Wells Fargo Bank
Jun 13, 2000
—
Mckenzie,walter N Co-trustee
Mckenzie,w N & O S
Quit Claim Deed
related
—
Dec 24, 1992
—
Rachel Hughes
—
Deed Of Trust
related
—
Dec 23, 1992
$200,000
Walter N Mckenzie
Hughes,rachel
Grant Deed
$160,000 · Seller
Sep 3, 1992
—
Rachel Hughes
—
Deed Of Trust
related
—
Oct 16, 1990
—
Campbell Ernie E Decd Est Of
—
Deed Of Trust
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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