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Property profile & analytics
OFF-MARKET
Estimated value
$1,670,000
Retail space
10059 Laurel Cyn Blvd Pacoima, CA 91331-3847
Individually Owned
10-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7574799
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2002
Construction
TILT-UP CONCRETE
Total area
5,141 SF
Lot
0.32 ac (13,738 SF)
Zoning code
LAC2
APN
2646-016-024
UPID
US09-7574799
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
-
Paradise Dental - Family & Cosmetic Dentistry Dental Office
-
Remond Nowry Dental Office
-
Alen Bakhtamian Dental Office
-
Nail Spa Studio Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.84M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.67M
Owner & transaction history
Hamid Nouri · 10 yrs held
Hamid Nouri
since 2016
5 recorded transactions
Zoning & alternative use
LAC2 · Pacoima, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.6M
+22.2%
Medical building
$2.3M
+11.0%
Neighborhood: shopping center
$2.2M
+3.2%
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 Pacoima submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pacoima 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%
$1,990,000
6.5%
$1,835,000
7%
$1,705,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,110,000
Current use
OFFICE BUILDING
$2,580,000
Change: +22% · Conversion: Easy
MEDICAL BUILDING
$2,340,000
Change: +11% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,175,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$1.67M
Range $1.50M – $1.84M · ±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
$325 / 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
$23,341
Tax year 2024
Assessed value
$1,843,278
Assessed 2024
Previous assessed
$1,843,278
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$1,105,967
Assessed improvement
$737,311
Applied tax rate
8.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2002
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Units
3
Total area
5,141 SF
Lot
0.32 ac (13,738 SF)
Zoning code
LAC2
APN
2646-016-024
UPID
US09-7574799
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Pacoima, CA
Zoning LAC2 · permitted uses
LAC2 · Pacoima, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pacoima. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.1M
OFFICE BUILDING
Est. value
$2.6M
MEDICAL BUILDING
Est. value
$2.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.2M
RETAIL STORES Current
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
2002
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
3
Lot
0.32 ac
Current owner
From public records · entity-resolved
Hamid Nouri
Individual
Free & Clear · 10 yrs held
Mailing address
4927 TARZANA WOODS DR, TARZANA, CA 91356-4429
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 11, 2016
—
Hamid Nouri
Nouri,shiva
Quit Claim Deed
—
Mar 6, 2008
—
Nouri Investments LLC Series B
Nouri,hamid
Quit Claim Deed
related
—
Feb 25, 2008
—
Hamid Nouri
Nouri,afaghih
Quit Claim Deed
related
—
Dec 21, 2007
—
Afaghih Nouri
Nouri Investments LLC Series B
Quit Claim Deed
$300,000 · Amir Armin
Jul 25, 2005
—
Nouri Investments LLC
Nouri,hamid
Quit Claim 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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