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Property profile & analytics
OFF-MARKET
Estimated value
$5,230,000
Grocery and convenience stores
10161 San Fernando Rd Pacoima, CA 91331-2617
Entity Owned
21-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6794796
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2004
Construction
TILT-UP CONCRETE
Total area
16,582 SF
Lot
0.49 ac (21,227 SF)
Zoning code
LAC2
APN
2623-025-030
UPID
US09-6794796
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
by Request
CAP Approach
CAP
$5.92M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.23M
Owner & transaction history
10161 San Fernando Road LLC · 21 yrs held
10161 San Fernando Road LLC
since 2005
2 recorded transactions
Zoning & alternative use
LAC2 · Pacoima, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$8.3M
+22.2%
Medical building
$7.6M
+11.0%
Neighborhood: shopping center
$7.0M
+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%
$6,415,000
6.5%
$5,920,000
7%
$5,495,000
Alternative Use
Use
Estimation
RETAIL STORES
$6,810,000
Current use
OFFICE BUILDING
$8,320,000
Change: +22% · Conversion: Easy
MEDICAL BUILDING
$7,555,000
Change: +11% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$7,025,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$5.23M
Range $4.71M – $5.75M · ±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
$315 / 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
$83,121
Tax year 2024
Assessed value
$6,750,928
Assessed 2024
Previous assessed
$6,750,928
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$1,229,921
Assessed improvement
$5,521,007
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2004
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Stories
1
Total area
16,582 SF
Lot
0.49 ac (21,227 SF)
Zoning code
LAC2
APN
2623-025-030
UPID
US09-6794796
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
$6.8M
OFFICE BUILDING
Est. value
$8.3M
MEDICAL BUILDING
Est. value
$7.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.0M
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
2004
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.49 ac
Current owner
From public records · entity-resolved
10161 San Fernando Road LLC
Entity
Mailing address
21208 SHERMAN WAY, CANOGA PARK, CA 91303-1512
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 29, 2022
—
10161 San Fernando Road LLC
—
Deed
related
$3,300,000 · City National Bank
Feb 18, 2005
$5,240,050
10161 San Fernando Road LLC
San Fernando Of Sunburst LLC
Grant Deed
related
$3,930,000 · 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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