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Property profile & analytics
OFF-MARKET
Estimated value
$12,775,000
Grocery and convenience stores
21555 Roscoe Blvd Canoga Park, CA 91304-4145
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7691595
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1999
Construction
TILT-UP CONCRETE
Total area
26,087 SF
Lot
2.37 ac (103,316 SF)
Zoning code
LAC2
APN
2779-036-022
UPID
US09-7691595
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
$9.13M
CAP Approach
CAP
$8.88M
Comparable Approach
Comparable
$17.08M
Blend (final)
Blend
$12.78M
Owner & transaction history
Sclp I Roscoe Blvd LLC · 4 yrs held
Sclp I Roscoe Blvd LLC
since 2022
Last sale
$14.4M
7 recorded transactions
Zoning & alternative use
LAC2 · Canoga Park, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$17.0M
+48.5%
Neighborhood: shopping center
$15.9M
+38.8%
Auto repair, garage
$12.1M
+5.5%
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 Canoga Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Canoga Park 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
$12,715,000
ML approach
$9,130,000
CAP Approach
CAP Return
Estimation
6%
$9,620,000
6.5%
$8,880,000
7%
$8,245,000
Alternative Use
Use
Estimation
RETAIL STORES
$11,445,000
Current use
RESTAURANT
$16,990,000
Change: +48% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$15,875,000
Change: +39% · Conversion: Moderate
AUTO REPAIR, GARAGE
$12,065,000
Change: +5% · Conversion: Difficult
MEDICAL BUILDING
$11,860,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$12.78M
Range $11.50M – $14.05M · ±10% · vs last sale $14.43M (May 4 2022)
Last sale anchor
$14.43M
May 4 2022
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
$490 / 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
$150,805
Tax year 2024
Assessed value
$12,010,377
Assessed 2024
Previous assessed
$12,010,377
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$4,804,151
Assessed improvement
$7,206,226
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1999
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Stories
1
Total area
26,087 SF
Lot
2.37 ac (103,316 SF)
Zoning code
LAC2
APN
2779-036-022
UPID
US09-7691595
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Canoga Park, CA
Zoning LAC2 · permitted uses
LAC2 · Canoga Park, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Canoga Park. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$11.4M
RESTAURANT
Est. value
$17.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$15.9M
AUTO REPAIR, GARAGE
Est. value
$12.1M
MEDICAL BUILDING
Est. value
$11.9M
RETAIL STORES Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
1999
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
2.37 ac
Current owner
From public records · entity-resolved
Sclp I Roscoe Blvd LLC
Entity
Mailing address
302 DATURA ST STE #100, WEST PALM BEACH, FL 33401-5481
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 4, 2022
$14,430,000
Sclp I Roscoe Blvd LLC
Ogner Motorcars INC
Grant Deed
—
Aug 6, 2009
—
Ogner Motorcars INC
—
Deed Of Trust
related
$1,900,000 · Manufacturers Bank
Feb 6, 1995
—
Ogner Motorcars INC
—
Deed Of Trust
related
$1,018,000 · Western Bank
Apr 8, 1992
—
Ogner Motorcars INC
—
Deed Of Trust
related
—
—
—
Ogner Motorcars INC
—
Deed Of Trust
related
$1,300,000 · First Los Angeles Bank
—
—
Ogner Mortorcars
—
Deed Of Trust
related
$2,450,000 · Manufacturers Bank
Mar 16, 1964
—
—
—
Grant 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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