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Property profile & analytics
OFF-MARKET
Estimated value
$1,085,000
Manufacturing properties
10859 Sherman Way Sun Valley, CA 91352-4829
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-6313938
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1951
Total area
6,000 SF
Lot
0.15 ac (6,750 SF)
Zoning code
LAM1
APN
2410-019-013
UPID
US09-6313938
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
$1.08M
Comparable Approach
Comparable
$717k
Blend (final)
Blend
$1.09M
Owner & transaction history
Foxtrot Commercial LLC · 4 yrs held
Foxtrot Commercial LLC
since 2022
7 recorded transactions
Zoning & alternative use
LAM1 · Sun Valley, 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 Sun Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sun Valley 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%
$1,170,000
6.5%
$1,080,000
7%
$1,000,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,495,000
Current use
Blend value · Realmo final
$1.09M
Range $977k – $1.19M · ±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
$181 / 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
$20,715
Tax year 2024
Assessed value
$1,664,640
Assessed 2024
Previous assessed
$1,664,640
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$936,360
Assessed improvement
$728,280
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1951
Heating
NONE
Stories
1
Total area
6,000 SF
Lot
0.15 ac (6,750 SF)
Zoning code
LAM1
APN
2410-019-013
UPID
US09-6313938
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAM1 · Sun Valley, CA
Zoning LAM1 · permitted uses
LAM1 · Sun Valley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sun Valley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.5M
INDUSTRIAL (GENERAL) Current
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
1951
Heating
NONE
Stories
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Foxtrot Commercial LLC
Entity
Mailing address
10857 SHERMAN WAY, SUN VALLEY, CA 91352
Mailing matches property
Yes
Owner-occupied
Yes
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 3, 2022
—
Foxtrot Commercial LLC
All Khatami
Quit Claim Deed
related
—
Mar 14, 2022
—
Ali Khatami
Hassan Firouzi
Affidavit Death Of Trustee/successor Trustee
—
Mar 17, 2016
—
Firouzi Trust
Firouzi,hassan
Quit Claim Deed
related
—
Jun 24, 2015
—
Hassan Firouzi
Firouzi H 2006 Trust
Quit Claim Deed
related
—
Jun 19, 2014
—
Hassan Firouzi
Firouzi,hassan & Niloufar
Quit Claim Deed
related
—
May 8, 2006
—
Hassan Firouzi
Firouzi,hassan
Quit Claim Deed
related
—
Aug 28, 2001
$307,000
Hassan Firouzi
Moghim,hassen & Glenda J
Grant Deed
related
$106,638 · Hassen & Glenda J
Oct 26, 1990
$775,000
Hassan Moghim
Unknown
Grant Deed
—
Oct 30, 1989
—
Harold T Duffy
Duffy Harold T A
Quit Claim Deed
related
—
—
—
Hassan Moghim
—
Deed Of Trust
related
$300,150 · Highland Federal Bank
—
—
Firouzi & F 2006 Hassan Trust
—
Deed Of Trust
related
$360,000 · Gbc International Bank
—
—
Hassan Firouzi
—
Deed Of Trust
related
$405,000 · Guaranty Bank California
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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