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Property profile & analytics
OFF-MARKET
Estimated value
$1,005,000
Retail space
101 Workman St San Fernando, CA 91340-3227
Trust Owned
10-yr Hold
~
Est. High Equity
Property ID
US09-8465167
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1989
Construction
TILT-UP CONCRETE
Total area
5,832 SF
Lot
0.35 ac (15,217 SF)
Zoning code
SFM1*
APN
2521-002-019
UPID
US09-8465167
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
-
Smart Start Ignition Interlock Building Supply General Contractor
-
Monis Fashion Boutique Clothing & Fashion Store
-
Rightway Services Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.32M
Blend (final)
Blend
$1.01M
Owner & transaction history
Pahlevani,kiumars Trust · 10 yrs held
Pahlevani,kiumars Trust
since 2016
7 recorded transactions
Zoning & alternative use
SFM1* · San Fernando, 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 San Fernando submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Fernando 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
RETAIL STORES
$1,650,000
Current use
Blend value · Realmo final
$1.01M
Range $905k – $1.11M · ±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
$172 / 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
$12,159
Tax year 2024
Assessed value
$824,093
Assessed 2024
Previous assessed
$824,093
+0.0% YoY
Effective rate
1.48%
On assessed value
Assessed land
$310,008
Assessed improvement
$514,085
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
1989
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
5,832 SF
Lot
0.35 ac (15,217 SF)
Zoning code
SFM1*
APN
2521-002-019
UPID
US09-8465167
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SFM1* · San Fernando, CA
Zoning SFM1* · permitted uses
SFM1* · San Fernando, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Fernando. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.7M
RETAIL STORES Current
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
1989
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.35 ac
Current owner
From public records · entity-resolved
Pahlevani,kiumars Trust
Trust
Mailing address
PO BOX 16853, ENCINO, CA 91416-6853
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 12, 2022
—
Amonollah O Ghaemi
—
Deed
related
$1,000,000 · Royal Business Bank
May 6, 2016
—
Pahlevani,kiumars Trust
Pahlevani,kiumars M
Quit Claim Deed
related
—
Jul 6, 2015
—
Ghaemi Family Living Trust
Ghaemi Amonollah O
Quit Claim Deed
related
—
Dec 12, 2007
—
Omid Ghaemi Amonollah
Omid Ghaemi Amonollah
Intrafamily Transfer
related
—
Oct 21, 1999
$10,000
Amonollah O Shaemi
Pahlevani,mohamad
Grant Deed
—
May 1, 1998
—
Katia Gharibian
Pahlevani,m
Quit Claim Deed
related
—
Sep 26, 1996
$10,000
Mohamad Pahlevani
Ghaemi,amonollah O & Rima
Grant Deed
—
Dec 29, 1995
$550,000
Amonollah Ghaemi
Western Bank
Grant Deed
$440,000 · Western Bank
Jun 6, 1995
$668,800
Western Bank
Kocar,kircor & Seta
Grant Deed
related
—
—
—
Kirkor Kocar
—
Deed Of Trust
related
$680,000 · Olympic National Bank
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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