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Property profile & analytics
OFF-MARKET
Estimated value
$555,000
Retail space
10712 Sepulveda Blvd Mission Hills, CA 91345-1904
Individually Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7557463
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1950
Total area
1,090 SF
Lot
0.17 ac (7,500 SF)
Zoning code
LAC2
APN
2649-002-003
UPID
US09-7557463
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
$535k
CAP Approach
CAP
$370k
Comparable Approach
Comparable
$489k
Blend (final)
Blend
$555k
Owner & transaction history
Zareh Hrant Warbedian · 4 yrs held
Zareh Hrant Warbedian
since 2022
Last sale
$600,006
5 recorded transactions
Zoning & alternative use
LAC2 · Mission Hills, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$665,000
+97.3%
Auto repair, garage
$505,000
+50.0%
Medical building
$495,000
+47.4%
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
$555,000
ML approach
$535,000
CAP Approach
CAP Return
Estimation
6%
$400,000
6.5%
$370,000
7%
$345,000
Alternative Use
Use
Estimation
RETAIL STORES
$335,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$665,000
Change: +97% · Conversion: Moderate
AUTO REPAIR, GARAGE
$505,000
Change: +50% · Conversion: Difficult
MEDICAL BUILDING
$495,000
Change: +47% · Conversion: Difficult
OFFICE BUILDING
$490,000
Change: +45% · Conversion: Easy
Blend value · Realmo final
$555k
Range $500k – $611k · ±10% · vs last sale $600k (Feb 14 2022)
Last sale anchor
$600k
Feb 14 2022
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
$509 / 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
$7,830
Tax year 2024
Assessed value
$624,240
Assessed 2024
Previous assessed
$624,240
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$374,544
Assessed improvement
$249,696
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
1950
Heating
NONE
Stories
1
Total area
1,090 SF
Lot
0.17 ac (7,500 SF)
Zoning code
LAC2
APN
2649-002-003
UPID
US09-7557463
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Mission Hills, CAZoning LAC2 · permitted uses
LAC2 · Mission Hills, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$335,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$665,000
AUTO REPAIR, GARAGE
Est. value
$505,000
MEDICAL BUILDING
Est. value
$495,000
OFFICE BUILDING
Est. value
$490,000
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE 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
1950
Heating
NONE
Stories
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Zareh Hrant Warbedian
Individual
Free & Clear · 4 yrs held
Mailing address
17744 ORNA DR, GRANADA HILLS, CA 91344-1332
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Feb 14, 2022
$600,000
Zareh Hrant Warbedian
William A Rich
Grant Deed
—
Feb 14, 2022
—
William A Rich
Robin Rich
Intrafamily Transfer
related
—
Feb 25, 2019
—
William A Rich
Rich Georgina Living Trust
Quit Claim Deed
—
Aug 23, 2007
—
Rich William A & Robin Trust
Rich,william A
Quit Claim Deed
related
—
Jul 17, 1995
—
Rich,georgina Trustee
Rich,g
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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