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Property profile & analytics
OFF-MARKET
Estimated value
$2,145,000
Retail space
10750 Glenoaks Blvd Pacoima, CA 91331-1690
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7953263
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1989
Construction
TILT-UP CONCRETE
Total area
10,703 SF
Lot
0.5 ac (21,988 SF)
Zoning code
LAC2
APN
2536-024-037
UPID
US09-7953263
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
-
Rigos Taco Restaurant
-
Jack Special Lechon & Catering LLC Take-out & Catering Catering Service
-
Smoke N Roll (Bike/Boat/Book/etc) Store
-
Primetime Insurance Agency
-
Zapateria La Guera (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.15M
Owner & transaction history
United Coast Holdings LLC · 7 yrs held
United Coast Holdings LLC
since 2019
7 recorded transactions
Zoning & alternative use
LAC2 · Pacoima, 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$200 / 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
$22,834
Tax year 2024
Assessed value
$1,721,855
Assessed 2024
Previous assessed
$1,721,855
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$710,421
Assessed improvement
$1,011,434
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
Stories
1
Total area
10,703 SF
Lot
0.5 ac (21,988 SF)
Zoning code
LAC2
APN
2536-024-037
UPID
US09-7953263
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.
Building & site characteristics
From public records
Year built
1989
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.5 ac
Current owner
From public records · entity-resolved
United Coast Holdings LLC
Entity
Mailing address
18011 KAREN DR, ENCINO, CA 91316-4230
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 2, 2019
—
United Coast Holdings LLC
Mahbobian-fard Family T
Quit Claim Deed
—
Oct 2, 1997
$200,000
Mahbobian-fard Trust
Musighi,isaac E & Roya
Trustees Deed
related
—
Jul 17, 1996
$500,000
Isaac E Musighi
Mahbobian-fard Trust
Grant Deed
—
Jan 16, 1996
—
Farid Trsutee Mahbobian-fard
Mahboubian-fard,f
Quit Claim Deed
related
—
Jan 16, 1996
$252,500
Mahbobian-fard Trust
Rahmanizod,joseph
Trustees Deed
—
Apr 26, 1988
$410,000
Joseph Et Rahmanizad
Unknown
Grant Deed
—
—
—
Mahbobian-fard Trust
—
Deed Of Trust
related
$525,000 · East West Products Manufacturi
—
—
Mahboubian-fard Trust
—
Deed Of Trust
related
$100,000 · Songhorian Trust
—
—
Isaac E Musighi
—
Deed Of Trust
related
$300,000 · Mahbobian-fard Trust
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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