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Property profile & analytics
OFF-MARKET
Estimated value
$2,060,000
Office buildings
7238 Van Nuys Blvd, Van Nuys, CA 91405
Entity Owned
16-yr Hold
~
Est. High Equity
Property ID
US09-7948013
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1958
Construction
TILT-UP CONCRETE
Total area
11,404 SF
Lot
0.98 ac (42,648 SF)
Zoning code
LAR3
APN
2217-003-003
UPID
US09-7948013
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.71M
Blend (final)
Blend
$2.06M
Owner & transaction history
Horvath Towers LLC · 16 yrs held
Horvath Towers LLC
since 2010
7 recorded transactions
Zoning & alternative use
LAR3 · Van Nuys, 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 Van Nuys submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Van Nuys 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
WAREHOUSE, STORAGE
$3,350,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$2.06M
Range $1.85M – $2.27M · ±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
$181 / 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
$22,623
Tax year 2024
Assessed value
$1,659,951
Assessed 2024
Previous assessed
$1,659,951
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$1,243,142
Assessed improvement
$416,809
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
1958
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
11,404 SF
Lot
0.98 ac (42,648 SF)
Zoning code
LAR3
APN
2217-003-003
UPID
US09-7948013
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR3 · Van Nuys, CA
Zoning LAR3 · permitted uses
LAR3 · Van Nuys, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Van Nuys. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE
Est. value
$3.4M
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
1958
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
0.98 ac
Current owner
From public records · entity-resolved
Horvath Towers LLC
Entity
Mailing address
7232 VAN NUYS BLVD STE #101, VAN NUYS, CA 91405-2231
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 23, 2025
—
Inp Properties LP
—
Deed
related
$5,400,000 · Nsppj LP
Aug 4, 2016
—
Vb-s1 Assets LLC
—
Deed
related
—
Nov 2, 2012
—
Cig Comp Tower LLC
—
Deed Of Trust
related
$150,000,000 · Macquarie Bank Ltd
Mar 9, 2010
—
Horvath Towers LLC
Royal Street Communications Ca
Grant Deed
related
—
Jan 31, 2000
$143,000
Inp Properties LLC
Lee,david Y & Miki M
Grant Deed
—
—
—
Cig Comp Tower LLC
—
Deed Of Trust
related
—
—
—
Inp Properties LLC
—
Deed Of Trust
related
$4,000,000 · Babak R Melamed
—
—
Vb-s1 Assets LLC
—
Deed Of Trust
related
—
—
—
Pti Us Towers II LLC
—
Deed Of Trust
related
—
—
—
Inp Properties INC
—
Deed Of Trust
related
$320,000 · Peiman & Sheida Shayan
—
—
Dav Y Lee
—
Deed Of Trust
related
$640,000 · Coast Federal Bank
—
—
Doavd Y Lee
—
Deed Of Trust
related
$1,000,000 · California Korea Bank
—
—
David Y Lee
—
Deed Of Trust
related
$153,400 · 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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