Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$3,955,000
Office buildings
10550 Sepulveda Blvd Mission Hills, CA 91345-1934
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6315724
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1976
Construction
WOOD
Total area
14,159 SF
Lot
0.92 ac (39,926 SF)
Zoning code
LAP
APN
2649-011-017
UPID
US09-6315724
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
$5.08M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.96M
Owner & transaction history
Donley Holdings INC · 8 yrs held
Donley Holdings INC
since 2018
7 recorded transactions
Zoning & alternative use
LAP · Mission Hills, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$6.6M
+3.1%
Medical building
$6.4M
+1.4%
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 Mission Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mission Hills 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%
$5,500,000
6.5%
$5,080,000
7%
$4,715,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$6,350,000
Current use
AUTO REPAIR, GARAGE
$6,550,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$6,435,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$3.96M
Range $3.56M – $4.35M · ±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
$279 / 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
$54,924
Tax year 2024
Assessed value
$4,333,787
Assessed 2024
Previous assessed
$4,333,787
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$2,208,726
Assessed improvement
$2,125,061
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1976
Construction
WOOD
Heating
NONE
Stories
1
Total area
14,159 SF
Lot
0.92 ac (39,926 SF)
Zoning code
LAP
APN
2649-011-017
UPID
US09-6315724
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAP · Mission Hills, CA
Zoning LAP · permitted uses
LAP · Mission Hills, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Mission Hills. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$6.4M
AUTO REPAIR, GARAGE
Est. value
$6.6M
MEDICAL BUILDING
Est. value
$6.4M
OFFICE BUILDING Current
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
1976
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.92 ac
Current owner
From public records · entity-resolved
Donley Holdings INC
Entity
Mailing address
72 MOODY CT, THOUSAND OAKS, CA 91360-6067
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 18, 2018
$3,885,000
Donley Holdings INC
Kehiayan H & J F/tr
Grant Deed
—
Mar 1, 2016
—
Kehiayan,haig & J Family Trust
Kehiayan H & J 2011 Trust
Quit Claim Deed
related
—
Mar 12, 2014
—
Nancy Kehiayan
Schimpff,alan D
Quit Claim Deed
—
Nov 29, 2011
—
Kehiayan H & J 2011 Trust
Kehiayan,judith C
Quit Claim Deed
related
—
Nov 21, 2011
—
Judith C Kehiayan
Kehiayan H & J Fam Trust
Quit Claim Deed
related
—
Jul 3, 2008
—
Kehiayan Judith C Tr
Kehiayan,haig
Affidavit Of Death
related
—
Oct 13, 2006
—
Kehiayan Haig & J Fam Trust
Kehiayan,haig & Judith C
Quit Claim Deed
related
—
Dec 13, 2005
—
Arklin Josephine Trust
Arklin,josephine
Quit Claim Deed
related
—
Apr 1, 2004
—
Robert H Kehiayan
Kehiayan,ardyce M
Quit Claim Deed
related
—
Nov 19, 1999
—
Kehiayan,haig & Judith C Trustee
Kehiayan,h
Quit Claim Deed
related
—
Jun 30, 1999
—
Robert H Kehiayan
Arklin,h
Quit Claim Deed
related
—
Apr 19, 1999
—
Robert H Kehiayan
Arklin,h & L Trustees
Quit Claim Deed
related
—
May 12, 1998
—
Henry Arklin
Arklin,l
Quit Claim Deed
related
—
Jul 10, 1996
—
Arklin,henry & Louise Trustees
Arklin,h
Quit Claim Deed
related
—
—
—
Henry Arklin
—
Deed Of Trust
related
$370,000 · Bank Of Granada Hills
—
—
Kehiayan,h & J Family Trust
—
Deed Of Trust
related
$1,000,000 · Homestreet Bk
—
—
Arklin Josephine Living Trust
—
Deed Of Trust
related
$530,000 · Wilshire State 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 10550 Sepulveda Blvd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
