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Property profile & analytics
OFF-MARKET
Estimated value
$715,000
Race tracks
11560 Elizabeth Lk Rd Leona Valley, CA 93551-7009
Trust Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0089636
Property profile
Verified
Property type
Race tracks
Use group
RACE TRACK (AUTO, DOG, HORSE)
Year built
1946
Construction
WOOD
Total area
7,859 SF
Lot
69.43 ac (3,024,580 SF)
Zoning code
LCA22*
APN
3215-003-001
UPID
US10-0089636
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
$785k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$715k
Owner & transaction history
Mardirossian Fam Living Trust · 5 yrs held
Mardirossian Fam Living Trust
since 2020
Last sale
$675,000
7 recorded transactions
Zoning & alternative use
LCA22* · Leona 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 Leona Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Leona 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
$725,000
ML approach
$785,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$715k
Range $644k – $787k · ±10% · vs last sale $675k (Oct 20 2020)
Last sale anchor
$675k
Oct 20 2020
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
$91 / 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
$9,720
Tax year 2024
Assessed value
$712,287
Assessed 2024
Previous assessed
$712,287
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$591,563
Assessed improvement
$120,724
Applied tax rate
16.0000
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
Race tracks
Use group
RACE TRACK (AUTO, DOG, HORSE)
Status
Off-Market
Year built
1946
Construction
WOOD
Heating
CENTRAL
Cooling
YES
Buildings
5
Stories
1
Units
5
Bathrooms
3
Total area
7,859 SF
Lot
69.43 ac (3,024,580 SF)
Zoning code
LCA22*
APN
3215-003-001
UPID
US10-0089636
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCA22* · Leona Valley, CA
Zoning LCA22* · permitted uses
LCA22* · Leona Valley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Leona Valley. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1946
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
5
Units
5
Bathrooms
3
Lot
69.43 ac
Current owner
From public records · entity-resolved
Mardirossian Fam Living Trust
Trust
Free & Clear · 5 yrs held
Mailing address
10290 TUJUNGA CYN BLVD UNIT #202, TUJUNGA, CA 91042-3694
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 13, 2023
—
Rouzi Mardirossian
—
Deed
related
$130,000 · Scott Carneghi
Oct 20, 2020
—
Mardirossian Fam Living Trust
Charter Ventures LLC
Quit Claim Deed
related
—
Oct 12, 2018
—
Charter Ventures LLC
—
Deed
related
$150,000 · Steven & Laura Schmelzer
May 21, 2013
$675,000
Charter Ventures LLC
Petersen R E & M Living Trust
Grant Deed
$405,000 · Russ Landau
May 21, 2013
—
Theodore E Calleton
Petersen,margaret M
Affidavit Of Death
—
Aug 20, 2009
—
Petersen R E & M Living Trust
Petersen Properties
Quit Claim Deed
—
Apr 28, 1994
$306,554
Petersen Publishing Co
A V Financial Co
Trustees Deed
—
Mar 2, 1992
$100,000
A V Financial Corp
Unknown
Grant Deed
related
—
—
—
Charter Ventures LLC
—
Deed Of Trust
related
$150,000 · Steven & Laura Schmelzer
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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