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Property profile & analytics
OFF-MARKET
Estimated value
$5,275,000
Office buildings
5500 Balboa Blvd Encino, CA 91316-1505
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-6815200
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2005
Construction
WOOD
Total area
8,462 SF
Lot
0.17 ac (7,374 SF)
Zoning code
LAR1
APN
2251-009-029
UPID
US09-6815200
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
-
HybridActive Tech Support Center IT Consulting Firm
-
Attain Law Corp Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.49M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.12M
Blend (final)
Blend
$5.28M
Owner & transaction history
5500 Balboa Properties LLC · 1 yrs held
5500 Balboa Properties LLC
since 2025
Last sale
$5.2M
7 recorded transactions
Zoning & alternative use
LAR1 · Encino, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$6.1M
+98.6%
Neighborhood: shopping center
$5.2M
+66.8%
Restaurant
$4.7M
+53.4%
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 Encino submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Encino 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
$5,375,000
ML approach
$5,490,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$6,130,000
Change: +99% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,150,000
Change: +67% · Conversion: Difficult
RESTAURANT
$4,735,000
Change: +53% · Conversion: Moderate
RETAIL STORES
$4,505,000
Change: +46% · Conversion: Moderate
MEDICAL BUILDING
$3,845,000
Change: +25% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,645,000
Change: +18% · Conversion: Easy
Blend value · Realmo final
$5.28M
Range $4.75M – $5.80M · ±10% · vs last sale $5.20M (Nov 8 2021)
Last sale anchor
$5.20M
Nov 8 2021
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
$623 / 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
$65,813
Tax year 2024
Assessed value
$5,410,080
Assessed 2024
Previous assessed
$5,410,080
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$2,809,080
Assessed improvement
$2,601,000
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
2005
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
8,462 SF
Lot
0.17 ac (7,374 SF)
Zoning code
LAR1
APN
2251-009-029
UPID
US09-6815200
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR1 · Encino, CAZoning LAR1 · permitted uses
LAR1 · 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
AUTO REPAIR, GARAGE
Est. value
$6.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.2M
RESTAURANT
Est. value
$4.7M
RETAIL STORES
Est. value
$4.5M
MEDICAL BUILDING
Est. value
$3.8M
COMMERCIAL (GENERAL)
Est. value
$3.6M
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
RETAIL STORES
MEDICAL BUILDING
COMMERCIAL (GENERAL)
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
2005
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
5500 Balboa Properties LLC
Entity
Mailing address
5500 BALBOA BLVD, ENCINO, CA 91316-1505
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 24, 2025
$5,800,000
5500 Balboa Properties LLC
5500 Balboa LLC
Grant Deed
$4,350,000 · Cathay Bank
Nov 8, 2021
$5,200,000
5500 Balboa LLC
Academy Of Country Music
Grant Deed
$2,637,000 · Cit Bank NA
Nov 8, 2021
—
Cit Bank NA
5500 Balboa LLC
Assignment Of Lease (leasehold Sale)
related
$2,107,000 · Cit Bank NA
Jan 13, 2006
$3,025,000
Academy Of Country Music
Ks Balboa LLC
Grant Deed
$2,400,000 · Suntrust Bank
Jul 1, 2004
—
Ks Balboa LLC
Kluft,brian
Grant Deed
$1,368,750 · American Business Bank
Jul 1, 2004
$250,000
Brian Kluft
Silverberg,tr
Grant Deed
—
Jun 6, 2001
$74,773
Loramar Holding LLC
Cetto,rafaela
Grant Deed
—
Dec 12, 2000
$190,227
Cetto,rafaela
Marks Trust
Trustees Deed
—
Dec 12, 2000
—
Rafaela Cetto
Cetto,c
Quit Claim Deed
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.
Try Rey
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