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Property profile & analytics
FOR LEASE
Office buildings
5400 Balboa Blvd Los Angeles, CA 91316
Individually Owned
22-yr Hold
Free & Clear
Property ID
US09-6512633
For Lease
1 / 2
$16,330,000
5400 Balboa Blvd, Los Angeles, CA 91316
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1973
Construction
CONCRETE
Total area
69,304 SF
Lot
2.02 ac (87,885 SF)
Zoning code
LAC1
APN
2259-019-003
UPID
US09-6512633
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
-
Encino Plaza Surgical Center Medical Clinic
-
Everest Medical Center Medical Clinic
-
Encino Holistic Dentistry - Dr. Linda Makuta, DDS Dental Office
-
Dr. Rambod Kamrava, DDS Dental Office
-
Encino Laser Dentistry: Stella Koletic, DDS Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$16.33M
Owner & transaction history
Retirement Mop Encino Ca Cnl · 22 yrs held
Retirement Mop Encino Ca Cnl
since 2004
7 recorded transactions
Zoning & alternative use
LAC1 · Encino, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Los Angeles submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Los Angeles 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$25,285,000
Current use
WAREHOUSE, STORAGE
$20,365,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$16.33M
Range $14.70M – $17.96M · ±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
$236 / 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
$281,526
Tax year 2024
Assessed value
$22,723,914
Assessed 2024
Previous assessed
$22,723,914
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$5,516,782
Assessed improvement
$17,207,132
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
PROFESSIONAL BUILDING
Status
For Lease
Year built
1973
Construction
CONCRETE
Heating
NONE
Cooling
OTHER
Stories
1
Total area
69,304 SF
Lot
2.02 ac (87,885 SF)
Zoning code
LAC1
APN
2259-019-003
UPID
US09-6512633
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC1 · Encino, CAZoning LAC1 · permitted uses
LAC1 · Encino, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$25.3M
WAREHOUSE, STORAGE
Est. value
$20.4M
OFFICE BUILDING Current
WAREHOUSE, STORAGE
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
1973
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
2.02 ac
Current owner
From public records · entity-resolved
Retirement Mop Encino Ca Cnl
Individual
Free & Clear · 22 yrs held
Mailing address
PO BOX 190700, SAN FRANCISCO, CA 94119-0700
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 10, 2004
—
Retirement Mop Encino Ca Cnl
5400 Balboa Boulvard LLC
Grant Deed
related
—
Jul 30, 2002
—
5400 Balboa Blvd LLC
Encino Plaza LLC
Grant Deed
related
—
Nov 19, 1999
$2,800,000
Encino Plaza LLC
Balboa 9 LLC
Grant Deed
—
Mar 28, 1997
—
Balboa 9 LLC
—
Deed Of Trust
related
$5,250,000 · Fremont Investment & Loan
Nov 21, 1996
$5,850,000
Peoples Security Life Insuranc
Encino Medical Plaza Co
Trustees Deed
related
—
—
—
Balboa 9 LLC
—
Deed Of Trust
related
$8,000,000 · Gmac Commercial Mortgage Corp
—
—
5400 Balboa Blvd LLC
—
Deed Of Trust
related
$7,700,000 · Morgan Stanley Dean Witter Cre
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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