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Property profile & analytics
OFF-MARKET
Estimated value
$9,295,000
Office buildings
11165 Sepulveda Blvd Mission Hills, CA 91345-1113
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8426693
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1968
Construction
TILT-UP CONCRETE
Total area
31,200 SF
Lot
3.07 ac (133,537 SF)
Zoning code
LAC2
APN
2664-007-012
UPID
US09-8426693
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
$11.19M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.30M
Owner & transaction history
Rubinfeld Family LP · 8 yrs held
Rubinfeld Family LP
since 2018
7 recorded transactions
Zoning & alternative use
LAC2 · Mission Hills, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$14.4M
+3.1%
Medical building
$14.2M
+1.4%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$12,125,000
6.5%
$11,190,000
7%
$10,390,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$13,995,000
Current use
AUTO REPAIR, GARAGE
$14,430,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$14,185,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$9.30M
Range $8.37M – $10.22M · ±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
$298 / 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
$192,259
Tax year 2024
Assessed value
$15,310,495
Assessed 2024
Previous assessed
$15,310,495
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$7,250,872
Assessed improvement
$8,059,623
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1968
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
31,200 SF
Lot
3.07 ac (133,537 SF)
Zoning code
LAC2
APN
2664-007-012
UPID
US09-8426693
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Mission Hills, CA
Zoning 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
Mission Hills. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$14.0M
AUTO REPAIR, GARAGE
Est. value
$14.4M
MEDICAL BUILDING
Est. value
$14.2M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL 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
1968
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
3.07 ac
Current owner
From public records · entity-resolved
Rubinfeld Family LP
Entity
Mailing address
1812 W BURBANK BLVD, BURBANK, CA 91506-1315
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 1, 2018
—
The Rubinfeld Family LP
—
Deed
related
$7,400,000 · Community Bank
Feb 23, 2018
$13,725,000
Rubinfeld Family LP
San Fernando Prof Building LLC
Grant Deed
$6,000,000 · San Fernando Prof Bldg LLC
May 22, 2000
—
San Fernando Professional
San Fernando Professional,
Quit Claim Deed
related
—
Oct 7, 1992
$1,374,090
San Fernando Professional Bldg
Zarett Trust
Grant Deed
$3,150,000 · Seller
Aug 17, 1989
—
Edward R Hazan
Hazan
Quit Claim Deed
related
—
Aug 17, 1989
$1,268,182
Bh Deferred Exch
Rpm
Trustees Deed
related
—
Aug 17, 1989
$1,500
Baron Barry&roch
Bh
Trustees Deed
related
—
Aug 17, 1989
$422,727
Berk N W&jacquel
Bh
Trustees Deed
related
—
Aug 17, 1989
$421,500
Baron Barry&roch
Bh
Trustees Deed
related
—
Aug 17, 1989
$272,500
Zarett Howard&sh
Hazan Edward R
Trustees Deed
related
—
Aug 17, 1989
$144,500
Zarett Howard&sh
Silve
Trustees Deed
related
—
Jan 29, 1988
$2,400,000
Ruf Fmly Tr
Mell
Grant Deed
$2,150,000 · Mellon Arnold J&
—
—
Barry Baron
—
Deed Of Trust
related
$100,000 · Premier Group In
—
—
Barry Baron
—
Deed Of Trust
related
$100,000 · Premier Group In
—
—
San Fernando Prof Building LLC
—
Deed Of Trust
related
$11,600,000 · Citizens Business 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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