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Property profile & analytics
FOR SALE
Investment properties
10615 San Fernando Rd, Pacoima, CA 91331
Trust Owned
Absentee Owner
Free & Clear
Property ID
US09-8265238
For Sale
1 / 32
$1,875,000
10615 San Fernando Rd, Pacoima, CA 91331
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Property summary
AI-generated overview
This exceptional mixed-use property in Pacoima, CA, presents a compelling investment opportunity. Situated on a sizable 8,997 square foot lot at a high-visibility intersection in the San Fernando Valley, the property boasts 4,733 square feet of total building space. The commercial component comprises a 2,300 square foot retail/warehouse space currently occupied by a hydroponics supply business, offering flexibility for new owners. Adjacent is a two-story residential building containing four rental units: a two-bedroom, one-bathroom unit with patio and in-unit laundry
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1950
Construction
WOOD
Total area
4,733 SF
Lot
0.21 ac (8,997 SF)
Zoning code
LACM
APN
2620-029-001
UPID
US09-8265238
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
-
Premium Auto Glass Auto Repair Shop (Bike/Boat/Book/etc) Store
-
Beyond Hydroponics Factory Industrial Manufacturer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$584k
Blend (final)
Blend
$935k
Owner & transaction history
Saade Family Trust
Saade Family Trust
since 2025
7 recorded transactions
Zoning & alternative use
LACM · Pacoima, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.5M
+7.4%
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 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,420,000
Current use
WAREHOUSE, STORAGE
$1,520,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$935k
Range $842k – $1.03M · ±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
$198 / 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
$10,193
Tax year 2024
Assessed value
$775,167
Assessed 2024
Previous assessed
$775,167
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$624,944
Assessed improvement
$150,223
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Sale
Year built
1950
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Units
2
Bathrooms
2
Total area
4,733 SF
Lot
0.21 ac (8,997 SF)
Zoning code
LACM
APN
2620-029-001
UPID
US09-8265238
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LACM · Pacoima, CA
Zoning LACM · permitted uses
LACM · 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
COMMERCIAL (GENERAL) Current
Est. value
$1.4M
WAREHOUSE, STORAGE
Est. value
$1.5M
COMMERCIAL (GENERAL) Current
WAREHOUSE, STORAGE
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
1950
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Units
2
Bathrooms
2
Lot
0.21 ac
Current owner
From public records · entity-resolved
Saade Family Trust
Trust
Free & Clear · 0 yrs held
Mailing address
19730 STRATHERN ST, WINNETKA, CA 91306-2330
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 12, 2025
—
Saade Family Trust
Federico Saade
Deed
related
—
Apr 6, 2021
—
Jose Luis C Loera
—
Deed
related
$1,000,000 · Hard Money Fast INC
Apr 5, 2021
—
Jose Luis C Loera
—
Deed
related
$1,000,000 · Jl Financing LLC
Jan 16, 2019
—
Federico Saade
—
Deed
related
$880,000 · Bank Of The West
Aug 23, 2013
—
Erik J Gulbranson
Gulbranson,ashley
Quit Claim Deed
related
—
Aug 23, 2013
$645,000
Federico Saade
Erik J Gulbranson
Grant Deed
$580,500 · Hana Small Business Lending INC
Nov 1, 2004
$180,000
James B Gulbranson
Pechie,william & Mary J
Grant Deed
$162,000 · William & Mary J Pechie
—
—
Federico Saade
—
Deed Of Trust
related
$880,000 · Bank Of The West
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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