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Property profile & analytics
OFF-MARKET
Estimated value
$3,935,000
Assisted living facilities
5450 Vesper Ave Sherman Oaks, CA 91411-4221
Entity Owned
20-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8164699
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2001
Construction
WOOD
Total area
209,559 SF
Lot
4.55 ac (198,107 SF)
Zoning code
LARD2
APN
2249-003-022
UPID
US09-8164699
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
-
Intouch At Home Home Health Care Service
-
David @ The Village Adult Day Care
-
The Village at Sherman Oaks Retirement Community
-
Becerra Richard J Accounting Firm Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.94M
Owner & transaction history
Sp Sherman Oaks LLC · 20 yrs held
Sp Sherman Oaks LLC
since 2005
7 recorded transactions
Zoning & alternative use
LARD2 · Sherman Oaks, 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$19 / 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
$723,593
Tax year 2024
Assessed value
$58,364,030
Assessed 2024
Previous assessed
$58,364,030
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$22,776,467
Assessed improvement
$35,587,563
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2001
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Units
99
Bathrooms
99
Total area
209,559 SF
Lot
4.55 ac (198,107 SF)
Zoning code
LARD2
APN
2249-003-022
UPID
US09-8164699
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LARD2 · Sherman Oaks, CA
Zoning LARD2 · permitted uses
LARD2 · 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.
Building & site characteristics
From public records
Year built
2001
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
99
Bathrooms
99
Lot
4.55 ac
Current owner
From public records · entity-resolved
Sp Sherman Oaks LLC
Entity
Free & Clear · 20 yrs held
Mailing address
500 STEVENS AVE STE #100, SOLANA BEACH, CA 92075-2055
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 21, 2025
—
Sp Sherman Oaks LLC
—
Deed
related
$720,000,000 · New York Life Insurance Company
Aug 31, 2018
—
Sp Sherman Oaks LLC
—
Deed
related
$635,590 · Keybank USA
Sep 29, 2016
—
Sp Sherman Oaks LLC
—
Deed
related
$734,165,000 · Federal Nat'l Mtg Assn (fnma)
Nov 16, 2005
$57,803,500
Sp Sherman Oaks LLC
Village At Sherman Oaks LLC
Grant Deed
—
Mar 25, 2003
—
Village At Sherman Oaks LLC
—
Deed Of Trust
related
$39,000,000 · Key Corporate Capital INC Ttee
Jun 8, 1999
$8,448,500
Village At Sherman Oaks LLC
—
Grant Deed
related
—
Jul 30, 1998
—
Vesper Town House Condominium
—
Deed Of Trust
related
—
Sep 22, 1993
$4,300,000
Townhouse Condominium Vesper
First American B
Grant Deed
$3,300,000 · First American Bank
Feb 13, 1991
$277,500
First American B
Calabasas Land
Trustees Deed
related
$277,050
—
—
Sp Sherman Oaks LLC
—
Deed Of Trust
related
$635,590,000 · Keybank USA
—
—
Sp Sherman Oaks LLC
—
Loan Modification
related
$734,165,000 · Federal Nat'l Mtg Assn (fnma)
—
—
Sp Sherman Oaks LLC
—
Loan Modification
related
$635,590 · Keybank USA
—
—
The Village & Sherman Oaks LLC
—
Deed Of Trust
related
$250,000 · Red Mortgage Capital INC
—
—
Vesper Townhouse Condominium
—
Deed Of Trust
related
$485,200 · Us Small Business Admn
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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