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    Property profile & analytics

    11203 Glenoaks Blvd Pacoima, CA 91331-1693

    • Retail space
    • 6,945 SF
    • 0.46 lot acres
    OFF-MARKET
    Value Estimations
    $2,205,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US09-6315727
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Costa Del Sol Pupuseria / Restaurant
    • Chevron / Grocery & Convenience Store
    • Rinconcito Magico Productos Naturales / Shopping Center & Mall
    • Maggie's Bridal / Clothing & Fashion Store
    • J&J Exclusive T's / Clothing Store

    Property Details for 11203 Glenoaks Blvd

    Year built
    1984
    Construction
    TILT-UP CONCRETE
    Lot size
    0.46 lot acres
    Property size
    6,945 SF
    Zone code
    LAC2
    Property type
    Retail space
    APN
    2533-018-004
    APU
    2533018004

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $2,685,000
      6.5%
      $2,480,000
      7%
      $2,300,000

    • Alternative Use

      Use
      Estimation
      RETAIL STORES
      $2,850,000
      Current use
      OFFICE BUILDING
      $3,485,000
      Change: +22% Conversion: Easy
      MEDICAL BUILDING
      $3,165,000
      Change: +11% Conversion: Difficult
      NEIGHBORHOOD: SHOPPING CENTER
      $2,940,000
      Change: +3% Conversion: Moderate

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Pacoima
    County
    Los Angeles
    State
    California
    Longitude
    -118.412
    Latitude
    34.2737
    CBSA code
    31080
    CBSA name
    LOS ANGELES-LONG BEACH-ANAHEIM, CA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $39,717
    $2,525,025
    $631,251
    $3,156,276
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation by Request
      2,000 SF

      13161 Van Nuys Blvd

      RETAIL STORES (PERSONAL SERVICES) • 2,000 SF
      13161 Van Nuys Blvd, Pacoima, CA 91331-2560
      View Details
    • Value Estimation
      $555,000
      1,584 SF

      13209 Van Nuys Blvd

      RETAIL STORES (PERSONAL SERVICES) • 1,584 SF
      13209 Van Nuys Blvd, Pacoima, CA 91331-2562
      View Details
    • Value Estimation
      $2,145,000
      10,703 SF

      10750 Glenoaks Blvd

      RETAIL STORES (PERSONAL SERVICES) • 10,703 SF
      10750 Glenoaks Blvd, Pacoima, CA 91331-1690
      View Details
    • Value Estimation
      $1,985,000
      6,230 SF

      8717 Woodman Ave

      RETAIL STORES (PERSONAL SERVICES) • 6,230 SF
      8717 Woodman Ave, Arleta, CA 91331-6564
      View Details
    • Value Estimation
      $685,000
      3,600 SF

      8929 Woodman Ave

      RETAIL STORES (PERSONAL SERVICES) • 3,600 SF
      8929 Woodman Ave, Arleta, CA 91331-6402
      View Details
    • Value Estimation
      $860,000
      3,500 SF

      13120 Van Nuys Blvd

      RETAIL STORES (PERSONAL SERVICES) • 3,500 SF
      13120 Van Nuys Blvd, Pacoima, CA 91331-8329
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      3,168 SF

      Retail Building on Van Nuys

      Freestanding retail building available for sale.
      13291-13293 Van Nuys Blvd, Pacoima, CA 91331
      View Details
    • $4,150,000
      11,105 SF

      Kagelwood Center: Prime Retail Investment

      11,105 SF Shopping Center, 100% Leased
      9124 Woodman Ave, Los Angeles, CA 91331
      View Details
    • $7,500,000

      Pacoima Retail/Office Value-Add Opportunity

      Retail/office center with value-add potential in Pacoima, CA.
      13545-13557 Van Nuys Blvd, Pacoima, CA 91331
      View Details
    • $3,500,000

      Historic Pacoima Restaurant Opportunity

      Established restaurant with high traffic location and redevelopment potential.
      10337 San Fernando Rd, Los Angeles, CA 91331
      View Details
    • $1,175,000
      3,095 SF

      Pacoima Retail Center: High Growth Potential

      Three-unit retail space, prime location, high traffic.
      13281 Van Nuys Blvd, Pacoima, CA 91331
      View Details
    • $130,000

      Established Mexican Restaurant For Sale

      Well-established Mexican restaurant with beer and wine license for sale.
      9057 Woodman Ave, Los Angeles, CA 91331
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      960 SF

      Retail Space at Busy Intersection

      Retail space available at a high-traffic intersection in Arleta.
      13439 Osborne St, Arleta, CA 91331
      View Details
    • $33 SF/Yr
      2,125 SF

      Arleta Retail Center: Two Spaces Available

      Prime Arleta location, high traffic, two spaces available.
      8652-8654 Woodman Ave, Los Angeles, CA 91331
      View Details
    • $1.95 SF/Yr
      7,000 SF

      Retail Space on Van Nuys

      Retail space available for lease in Panorama City, CA.
      8229 Van Nuys Blvd, Panorama City, CA 91331
      View Details
    • $27 SF/Yr
      12,179 SF

      Pacoima Retail Center - 8700 Woodman

      Prime Pacoima retail space available. High traffic, excellent location.
      8700 Woodman Ave, Los Angeles, CA 91331
      View Details
    • Contact for pricing
      20,345 SF

      Los Angeles Retail Space - Woodman Ave

      Prime Retail Space, High Traffic Area, 20,345 SF
      8625 Woodman Ave, Los Angeles, CA 91331
      View Details
    • Contact for pricing
      109,101 SF

      East Valley Land Site

      Approximately 2.5 acres of partially paved land for lease.
      13258 Ralston Ave, Sylmar, CA 91331
      View Details
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    Pacoima, CA 91331-1693
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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