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Property profile & analytics
OFF-MARKET
Estimated value
$5,640,000
Warehouses
7633 Varna Ave North Hollywood, CA 91605-1748
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6317338
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1978
Construction
TILT-UP CONCRETE
Total area
20,165 SF
Lot
1.15 ac (50,168 SF)
Zoning code
LACM
APN
2301-014-027
UPID
US09-6317338
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
-
Empire Optical Big Box & Wholesale Store
-
Victory Gutters Hardware & Home Improvement General Contractor
-
Lg Chimney Sweep & Services General Contractor Renovation Specialist
-
LG Builders, Inc General Contractor
-
VGS Victory Gutter Specialists Hardware & Home Improvement General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.51M
CAP Approach
CAP
$4.04M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.64M
Owner & transaction history
North Hollywood Properties INC · 5 yrs held
North Hollywood Properties INC
since 2021
Last sale
$5.5M
7 recorded transactions
Zoning & alternative use
LACM · North Hollywood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$9.2M
+55.8%
Medical building
$9.2M
+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
$6,745,000
ML approach
$6,505,000
CAP Approach
CAP Return
Estimation
6%
$4,375,000
6.5%
$4,035,000
7%
$3,750,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$5,925,000
Current use
AUTO REPAIR, GARAGE
$9,230,000
Change: +56% · Conversion: Easy
MEDICAL BUILDING
$9,165,000
Change: +55% · Conversion: Difficult
Blend value · Realmo final
$5.64M
Range $5.08M – $6.20M · ±10% · vs last sale $5.46M (May 24 2021)
Last sale anchor
$5.46M
May 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
$280 / 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
$73,001
Tax year 2024
Assessed value
$5,794,194
Assessed 2024
Previous assessed
$5,794,194
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$4,096,262
Assessed improvement
$1,697,932
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
1978
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
20,165 SF
Lot
1.15 ac (50,168 SF)
Zoning code
LACM
APN
2301-014-027
UPID
US09-6317338
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LACM · North Hollywood, CA
Zoning LACM · permitted uses
LACM · 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
$5.9M
AUTO REPAIR, GARAGE
Est. value
$9.2M
MEDICAL BUILDING
Est. value
$9.2M
WAREHOUSE, STORAGE Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1978
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.15 ac
Current owner
From public records · entity-resolved
North Hollywood Properties INC
Entity
Mailing address
13034 SATICOY STA, NORTH HOLLYWOOD, CA 91605-3510
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 24, 2021
$5,460,000
North Hollywood Properties INC
Rav33 LLC
Grant Deed
—
Dec 22, 2020
—
Rav33 LLC
—
Deed
related
$2,425,500 · Bank Of The Sierra
Sep 17, 2019
$4,377,000
Rav33 LLC
7633 Varna Ave Assocs LLC
Grant Deed
$2,626,000 · Keystone R/e Income Tr LLC
Jun 14, 2018
—
7633 Varna Ave Assocs LLC
—
Deed
related
$575,000 · Bank Of America
Jan 15, 2004
—
7633 Varna Avenue Assoc LLC
Sunbelt Varna Ltd
Grant Deed
$1,320,000 · Bank Of America
Jan 5, 1990
$1,160,500
Sunbelt Varna Ltd
Unknown
Grant Deed
—
—
—
7633 Varna Avenue Assocs LLC
—
Deed Of Trust
related
$1,084,752 · Bank Of America
—
—
7633 Varna Ave Assocs LLC
—
Deed Of Trust
related
$575,000 · Bank Of America
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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