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    Gated Residential Compound with Four Homes Title is generated by Realmo AI

    18853 Saticoy, Los Angeles, CA 91335

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    New
    For Sale
    $3,650,000

    Newly built gated compound with four separate residences, offering a flexible setup for residential care and related uses.

    Type:Investment
    Property size:
    5,900 SF
    Price / SF:
    $618/SF
    Added:
    Jun 4, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 6 at 2:21 am

    Property Features for 18853 Saticoy

    General Information

    Standard status
    Active
    Size
    5,900 SF
    Property subtype
    Investment

    Building Details

    Year Built
    2024

    We can help!

    Listing Contact
    Arthur Ambarchyan

    Listing agent Arthur Ambarchyan License #DRE #01351863

    Listing office Keller Williams R. E. Services

    Listing date Jun 4, 2026

    Source Elliman

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Keller Williams R. E. Services

    HighLights

    • Newly built gated residential compound (2024) with 4 separate residences and individual addresses
    • Nearly 5,900 SF total living space on an approx. 16,000 SF lot
    • Two 4‑bedroom homes and two 3‑bedroom homes; one 4‑bedroom home includes an attached garage conversion
    • Each residence has its own washer/dryer setup
    • Fully secured campus‑style layout with expansive concrete driveways and substantial on‑site parking
    • Dual access points from Saticoy St and Wilbur Ave; paid off solar panels

    Overview

    Built in 2024, this gated residential compound sits on an approximately 16,000 SF lot and includes nearly 5,900 SF of total living space across four separate residences. The campus-style layout is designed with functional open floor plans and modern systems, with low-maintenance improvements throughout. Two homes are configured as 4-bedroom residences, including one with an attached garage conversion, and the remaining two homes are 3-bedroom residences. Each residence has its own separate address and includes an individual washer/dryer setup.

    The property is fully secured and features expansive concrete driveways, substantial on-site parking, and outdoor gathering areas. It also offers dual access from both Saticoy St and Wilbur Ave, supporting a more self-contained environment for residents and visitors. Additional reported features include paid-off solar panels and extensive recent construction. It was previously operated as an RCFE facility, though buyers should verify all use, zoning, and licensing requirements.

    With four independently addressed residences, the compound is structured for flexibility across residential care and housing models such as assisted living, behavioral health, sober living, transitional housing, co-living, executive housing, or multifamily investment use, subject to approval. The gated, parking-forward setup and separate home configurations can support operators seeking a controlled campus feel while maintaining distinct units.
    Location Intelligence

    Current Use by Public Records

    Assisted living facilities

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Gym & Fitness Center Building Supply Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Woodland Care Center — 7120 Corbin Ave, Reseda, CA 91335
    • Believe Hospice — 18747 Sherman Way, Reseda, CA 91335
    • Cal Dream Assisted Living - Board & Care Facility — 7043 Tampa Ave, Reseda, CA 91335
    • Assisted Living - Board & Care Facility — 7039 Claire Ave, Reseda, CA 91335
    • Jewish Health — 7150 Tampa Ave, Reseda, CA 91335

    Location Insight

    • Map
    • Local Demand
    City
    Los Angeles
    County
    Los Angeles
    State
    California
    Longitude
    -118.543523
    Latitude
    34.2085251

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    FAQs

    What type of property is this?
    Assisted living facility - Newly built gated compound with four separate residences, offering a flexible setup for residential care and related uses.
    Where is this assisted living facility located?
    The property is located at 18853 Saticoy Los Angeles, CA.
    What is the asking price?
    The asking price for this property is $3,650,000.
    What are key features of this property?
    This property features: Newly built gated residential compound (2024) with 4 separate residences and individual addresses; Nearly 5,900 SF total living space on an approx. 16,000 SF lot; Two 4‑bedroom homes and two 3‑bedroom homes; one 4‑bedroom home includes an attached garage conversion
    (818) 230-3228
    We can help!
    Listing Contact
    Arthur Ambarchyan
    Real Estate License ID: DRE #01351863
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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