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Property profile & analytics
OFF-MARKET
Estimated value
$2,800,000
Office buildings
5522 Sepulveda Blvd Sherman Oaks, CA 91411-3437
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US09-8633030
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1971
Construction
TILT-UP CONCRETE
Total area
9,520 SF
Lot
0.62 ac (26,998 SF)
Zoning code
LAC2
APN
2250-009-025
UPID
US09-8633030
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
-
Intergrative Holistic Network Alternative Medicine Practice Acupuncture
-
regenerection Physician
-
Unio Specialty Care – Urology – Sherman Oaks Physician
-
Sherman Oaks Radiation Therapy Center Physician
-
City of Hope Sherman Oaks Radiation Oncology Hospital
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.42M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.80M
Owner & transaction history
Nkab-iii LP · 10 yrs held
Nkab-iii LP
since 2016
7 recorded transactions
Zoning & alternative use
LAC2 · Sherman Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.3M
+24.6%
Commercial (general)
$4.1M
+18.1%
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 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,700,000
6.5%
$3,415,000
7%
$3,170,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,475,000
Current use
MEDICAL BUILDING
$4,330,000
Change: +25% · Conversion: Easy
COMMERCIAL (GENERAL)
$4,100,000
Change: +18% · Conversion: Easy
INDUSTRIAL (GENERAL)
$2,945,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$2.80M
Range $2.52M – $3.08M · ±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
$294 / 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
$58,987
Tax year 2024
Assessed value
$4,758,397
Assessed 2024
Previous assessed
$4,758,397
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$3,713,873
Assessed improvement
$1,044,524
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
Off-Market
Year built
1971
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Stories
1
Total area
9,520 SF
Lot
0.62 ac (26,998 SF)
Zoning code
LAC2
APN
2250-009-025
UPID
US09-8633030
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Sherman Oaks, CAZoning LAC2 · permitted uses
LAC2 · Sherman Oaks, 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
$3.5M
MEDICAL BUILDING
Est. value
$4.3M
COMMERCIAL (GENERAL)
Est. value
$4.1M
INDUSTRIAL (GENERAL)
Est. value
$2.9M
OFFICE BUILDING Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
INDUSTRIAL (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
1971
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.62 ac
Current owner
From public records · entity-resolved
Nkab-iii LP
Entity
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 14, 2016
$4,100,000
Nkab-iii LP
Radvet Realty LLC
Grant Deed
—
Apr 19, 2006
$111,000
Radvet Realty LLC
Ayl,rodney D
Grant Deed
—
Apr 18, 2006
—
Radvet Realty LLC
Radvet Realty LLC
Quit Claim Deed
related
—
May 31, 2002
$1,400,000
Radvet Realty LLC
Fingerhut Family LP
Grant Deed
$1,150,000 · Fingerhut Family LP
Oct 19, 1998
—
Fingerhut
Fingerhut,a G & J N Trustees
Quit Claim Deed
related
—
Oct 14, 1998
—
Fingerhut,aaron G & Jean N Trust
Fingerhut,a G & J N
Quit Claim Deed
related
—
—
—
Radvet Realty LLC
—
Deed Of Trust
related
$1,685,000 · Bank Of America
—
—
Radvet Realty LLC
—
Loan Modification
related
$1,518,000 · Comerica Bk
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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