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Property profile & analytics
OFF-MARKET
Estimated value
$545,000
Investment properties
11111 Sheldon St Sun Valley, CA 91352-1115
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-6655702
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1961
Construction
WOOD
Total area
1,885 SF
Lot
0.17 ac (7,519 SF)
Zoning code
LAC2
APN
2528-017-025
UPID
US09-6655702
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
$495k
CAP Approach
CAP
$585k
Comparable Approach
Comparable
$555k
Blend (final)
Blend
$545k
Owner & transaction history
11111 Sheldon Street LLC · 3 yrs held
11111 Sheldon Street LLC
since 2023
Last sale
$550,000
5 recorded transactions
Zoning & alternative use
LAC2 · Sun Valley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$855,000
+47.1%
Office building
$845,000
+45.2%
Auto repair, garage
$745,000
+27.6%
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 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
$380,000
ML approach
$495,000
CAP Approach
CAP Return
Estimation
6%
$635,000
6.5%
$585,000
7%
$545,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$580,000
Current use
MEDICAL BUILDING
$855,000
Change: +47% · Conversion: Easy
OFFICE BUILDING
$845,000
Change: +45% · Conversion: Easy
AUTO REPAIR, GARAGE
$745,000
Change: +28% · Conversion: Difficult
RETAIL STORES
$720,000
Change: +24% · Conversion: Easy
WAREHOUSE, STORAGE
$500,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$545k
Range $491k – $600k · ±10% · vs last sale $550k (Jun 29 2023)
Last sale anchor
$550k
Jun 29 2023
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
$289 / 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
$9,439
Tax year 2024
Assessed value
$751,603
Assessed 2024
Previous assessed
$751,603
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$546,624
Assessed improvement
$204,979
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
Off-Market
Year built
1961
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Buildings
2
Stories
1
Units
1
Bathrooms
2
Total area
1,885 SF
Lot
0.17 ac (7,519 SF)
Zoning code
LAC2
APN
2528-017-025
UPID
US09-6655702
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Sun Valley, CA
Zoning LAC2 · permitted uses
LAC2 · 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
COMMERCIAL (GENERAL) Current
Est. value
$580,000
MEDICAL BUILDING
Est. value
$855,000
OFFICE BUILDING
Est. value
$845,000
AUTO REPAIR, GARAGE
Est. value
$745,000
RETAIL STORES
Est. value
$720,000
WAREHOUSE, STORAGE
Est. value
$500,000
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
1961
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Stories
1
Buildings
2
Units
1
Bathrooms
2
Lot
0.17 ac
Current owner
From public records · entity-resolved
11111 Sheldon Street LLC
Entity
Mailing address
11111 SHELDON ST, SUN VALLEY, CA 91352-1115
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
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
Jun 29, 2023
—
11111 Sheldon Street LLC
Adrian Stephan Kizyma
Quit Claim Deed
related
—
May 12, 2006
—
Kizyma Adrian S 2006 Trust
Kizyma,adrian S
Quit Claim Deed
related
—
Mar 9, 2005
$550,000
Adrian S Kizyma
Kress,richard S JR & Amy C
Grant Deed
—
Mar 8, 1989
$135,500
Kress Richard S
Gasamanian Asatu
Grant Deed
related
$82,870 · Gasamanian Asatu
—
—
Gasamanian Asatu
—
Deed Of Trust
related
$75,000 · Quaker City Federal S & L
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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