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Property profile & analytics
OFF-MARKET
Estimated value
$810,000
Manufacturing properties
11247 Ilex Ave, Pacoima, CA 91331-2725
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6271043
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1972
Construction
TILT-UP CONCRETE
Total area
5,040 SF
Lot
0.22 ac (9,599 SF)
Zoning code
LAM1
APN
2616-020-013
UPID
US09-6271043
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
Current use
Occupant on record · Public records
-
Express Grip & Lightning Film Production Television Studio
-
Harrison Sports Inc Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$965k
Comparable Approach
Comparable
$633k
Blend (final)
Blend
$810k
Owner & transaction history
11247 Ilex Ave LLC
11247 Ilex Ave LLC
since 2026
Last sale
$825,000
7 recorded transactions
Zoning & alternative use
LAM1 · Pacoima, 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 Pacoima submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pacoima 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%
$1,045,000
6.5%
$965,000
7%
$895,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,245,000
Current use
Blend value · Realmo final
$810k
Range $729k – $891k · ±10% · vs last sale $825k (Feb 23 2026)
Last sale anchor
$825k
Feb 23 2026
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
$161 / 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
$19,991
Tax year 2024
Assessed value
$1,592,956
Assessed 2024
Previous assessed
$1,592,956
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$796,478
Assessed improvement
$796,478
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
1972
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
5,040 SF
Lot
0.22 ac (9,599 SF)
Zoning code
LAM1
APN
2616-020-013
UPID
US09-6271043
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAM1 · Pacoima, CA
Zoning LAM1 · permitted uses
LAM1 · Pacoima, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pacoima. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.2M
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
1972
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.22 ac
Current owner
From public records · entity-resolved
11247 Ilex Ave LLC
Entity
Mailing address
805 N BEDFORD DR, BEVERLY HILLS, CA 90210-3023
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
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
Feb 23, 2026
$825,000
11247 Ilex Ave LLC
Ramin Nassirzadeh
Grant Deed
$640,000 · Us Bank NA
May 5, 2017
—
Ramin Nassirzadeh
—
Deed
related
$712,000 · Pacific Ent Bk
Apr 11, 2017
$1,400,000
Ramin Nassirzadeh
Montgomery Enterprises Ll LLC
Grant Deed
$712,000 · Pacific Enterprise Bank
Jan 31, 2012
$475,000
Montgomery Ents II LLC
Bernal David S Trust
Grant Deed
$237,500 · City National Bank
Sep 29, 2011
—
Bernal David S Trust
Bernal Donald C Trust
Quit Claim Deed
related
—
Aug 26, 2005
—
Bernal David S Trust
Torti Family Trust
Grant Deed
$604,800 · Bank Of America
Jul 9, 2002
—
Forti,tr
Torti,l O & L
Quit Claim Deed
related
—
—
—
Lee Torti
—
Deed Of Trust
related
$154,000 · Bank Of Coronado
—
—
Lee O Torti
—
Deed Of Trust
related
$215,000 · Valven Cal
—
—
Lee O Torti
—
Deed Of Trust
related
$158,000 · Wells Fargo Bank
—
—
Ramin Nassirzadeh
—
Deed Of Trust
related
$712,000 · Pacific Ent Bk
—
—
Lee O Torti
—
Deed Of Trust
related
$25,000 · Cy La Sbrlf
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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