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Property profile & analytics
OFF-MARKET
Estimated value
$4,435,000
Warehouses
5508 Vineland Ave North Hollywood, CA 91601-2729
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0502831
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1938
Construction
WOOD
Total area
12,760 SF
Lot
0.68 ac (29,722 SF)
Zoning code
LAMR2
APN
2416-001-037
UPID
US10-0502831
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
-
Varouj Appliances Big Box & Wholesale Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.63M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.01M
Blend (final)
Blend
$4.44M
Owner & transaction history
Varouj Matavossian · 4 yrs held
Varouj Matavossian
since 2021
Last sale
$4.3M
3 recorded transactions
Zoning & alternative use
LAMR2 · North Hollywood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$6.0M
+59.6%
Auto repair, garage
$5.8M
+55.8%
Medical building
$5.8M
+54.7%
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
$4,625,000
ML approach
$4,625,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$3,750,000
Current use
COMMERCIAL (GENERAL)
$5,985,000
Change: +60% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,840,000
Change: +56% · Conversion: Easy
MEDICAL BUILDING
$5,800,000
Change: +55% · Conversion: Difficult
OFFICE BUILDING
$5,680,000
Change: +52% · Conversion: Difficult
RETAIL STORES
$5,485,000
Change: +46% · Conversion: Moderate
Blend value · Realmo final
$4.44M
Range $3.99M – $4.88M · ±10% · vs last sale $4.25M (Sep 24 2021)
Last sale anchor
$4.25M
Sep 24 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
$348 / 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
$55,429
Tax year 2024
Assessed value
$4,421,700
Assessed 2024
Previous assessed
$4,421,700
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$4,369,680
Assessed improvement
$52,020
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1938
Construction
WOOD
Heating
NONE
Buildings
5
Stories
1
Total area
12,760 SF
Lot
0.68 ac (29,722 SF)
Zoning code
LAMR2
APN
2416-001-037
UPID
US10-0502831
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAMR2 · North Hollywood, CA
Zoning LAMR2 · permitted uses
LAMR2 · 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
WAREHOUSE, STORAGE Current
Est. value
$3.8M
COMMERCIAL (GENERAL)
Est. value
$6.0M
AUTO REPAIR, GARAGE
Est. value
$5.8M
MEDICAL BUILDING
Est. value
$5.8M
OFFICE BUILDING
Est. value
$5.7M
RETAIL STORES
Est. value
$5.5M
WAREHOUSE, STORAGE Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE 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
1938
Construction
WOOD
Heating
NONE
Stories
1
Buildings
5
Lot
0.68 ac
Current owner
From public records · entity-resolved
Varouj Matavossian
Individual
Mailing address
4537 ARCOLA AVE, TOLUCA LAKE, CA 91602-1518
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 15, 2021
—
Varouj Matavossian
—
Deed
related
$1,723,000 · Cdc Small Business Finance Corp
Sep 24, 2021
$4,250,000
Varouj Matavossian
Judith Marcia Soloff
Grant Deed
$2,125,000 · First Foundation Bank
May 3, 2006
—
Judith M Soloff
Faye B L & E M Trust
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.
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