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Property profile & analytics
OFF-MARKET
Estimated value
$875,000
Specialty properties
10838 Sepulveda Blvd Mission Hills, CA 91345-1411
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6190213
Property profile
Verified
Property type
Specialty properties
Use group
VETERINARY, ANIMAL HOSPITAL
Year built
1948
Construction
WOOD
Total area
2,194 SF
Lot
0.21 ac (9,122 SF)
Zoning code
LAP
APN
2615-001-004
UPID
US09-6190213
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
$880k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.09M
Blend (final)
Blend
$875k
Owner & transaction history
Lda Properties LLC · 4 yrs held
Lda Properties LLC
since 2021
Last sale
$880,008
7 recorded transactions
Zoning & alternative use
LAP · Mission Hills, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.3M
+81.5%
Auto repair, garage
$1.0M
+37.9%
Medical building
$995,000
+35.6%
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
$865,000
ML approach
$880,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
VETERINARY, ANIMAL HOSPITAL
$735,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,335,000
Change: +81% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,015,000
Change: +38% · Conversion: Difficult
MEDICAL BUILDING
$995,000
Change: +36% · Conversion: Difficult
OFFICE BUILDING
$985,000
Change: +34% · Conversion: Difficult
RETAIL STORES
$675,000
Change: -8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$650,000
Change: -12% · Conversion: Difficult
WAREHOUSE, STORAGE
$645,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$875k
Range $788k – $963k · ±10% · vs last sale $880k (Sep 1 2021)
Last sale anchor
$880k
Sep 1 2021
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
$399 / 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
$11,472
Tax year 2024
Assessed value
$915,552
Assessed 2024
Previous assessed
$915,552
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$561,816
Assessed improvement
$353,736
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
Specialty properties
Use group
VETERINARY, ANIMAL HOSPITAL
Status
Off-Market
Year built
1948
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Total area
2,194 SF
Lot
0.21 ac (9,122 SF)
Zoning code
LAP
APN
2615-001-004
UPID
US09-6190213
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAP · Mission Hills, CAZoning 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
Alternative use value scenarios
Repositioning upside vs current use
VETERINARY, ANIMAL HOSPITAL Current
Est. value
$735,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$995,000
OFFICE BUILDING
Est. value
$985,000
RETAIL STORES
Est. value
$675,000
COMMERCIAL (GENERAL)
Est. value
$650,000
WAREHOUSE, STORAGE
Est. value
$645,000
VETERINARY, ANIMAL HOSPITAL Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
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
1948
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
0.21 ac
Current owner
From public records · entity-resolved
Lda Properties LLC
Entity
Mailing address
15432 VALERIO ST, VAN NUYS, CA 91406-3326
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 1, 2021
$880,000
Lda Properties LLC
David E Hinebaugh
Grant Deed
$704,000 · Bank Of America NA
Jun 21, 2018
—
Hinebaugh Family Trust
—
Deed
related
$375,000 · Bank Of Santa Clarita
Sep 19, 1988
$244,500
Hinebaugh David
Buonc
Grant Deed
$220,000 · Buoncristiani B
—
—
Hinebaugh Family Trust
—
Deed Of Trust
related
$400,000 · Pacific Western Bank
—
—
Hinebaugh Family Trust
—
Deed Of Trust
related
$375,000 · Bank Of Santa Clarita
—
—
Hinebaugh Family Trust
—
Deed Of Trust
related
$375,000 · Bank Of Santa Clarita
—
—
David E Hinebaugh
—
Deed Of Trust
related
$250,000 · First American Savings 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.
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