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Property profile & analytics
OFF-MARKET
Estimated value
$1,525,000
Gas stations
11910 Foothill Blvd Sylmar, CA 91342-7181
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7562175
Property profile
Verified
Property type
Gas stations
Use group
SERVICE STATION (FULL SERVICE)
Total area
1,120 SF
Lot
0.36 ac (15,536 SF)
Zoning code
LAC2
APN
2532-012-040
UPID
US09-7562175
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
$1.34M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.53M
Owner & transaction history
Nima Capital Investment INC · 4 yrs held
Nima Capital Investment INC
since 2021
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
LAC2 · Sylmar, 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 Sylmar submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sylmar 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
$1,570,000
ML approach
$1,340,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.53M
Range $1.37M – $1.68M · ±10% · vs last sale $1.60M (Sep 22 2021)
Last sale anchor
$1.60M
Sep 22 2021
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
$1,362 / 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
$29,993
Tax year 2024
Assessed value
$2,412,452
Assessed 2024
Previous assessed
$2,412,452
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$2,291,830
Assessed improvement
$120,622
Applied tax rate
8.0000
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
Gas stations
Use group
SERVICE STATION (FULL SERVICE)
Status
Off-Market
Heating
NONE
Total area
1,120 SF
Lot
0.36 ac (15,536 SF)
Zoning code
LAC2
APN
2532-012-040
UPID
US09-7562175
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Sylmar, CA
Zoning LAC2 · permitted uses
LAC2 · Sylmar, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sylmar. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Lot
0.36 ac
Current owner
From public records · entity-resolved
Nima Capital Investment INC
Entity
Mailing address
1107 SOMERA RD, LOS ANGELES, CA 90077-2627
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 22, 2021
—
Nima Capital Investment INC
Nima Capital Investment INC
Intrafamily Transfer
related
$1,406,000 · Habib American Bank
May 22, 2020
$1,600,000
Niima Capital Investment Corporatio
Daniel Nersesyan Alexander
Grant Deed
$1,105,000 · Habib American Bank
May 22, 2020
—
Owner Name Unavailable
Jirayr Nerdedyan
Affidavit Of Death
—
Jul 13, 2015
—
Nersesyan,j & T 2015 Trust
Nersesyan Jirayr & Teresa
Quit Claim Deed
related
—
Dec 7, 2006
—
Jirayr Nersesyan
Resource Properties Mgmt INC
Grant Deed
$500,000 · Golden State Mutual Life Ins
May 14, 1998
$174,126
Resource Properties Management
Nersesyan,jirayr
Trustees Deed
—
Jan 30, 1998
$90,848
Antione Moussauer
Makhlouf,yacoub
Trustees Deed
—
Dec 22, 1997
$174,126
Resource Properties Management
Nersesyan,jirayr
Trustees Deed
—
—
—
Resource Properties Mgmt
—
Deed Of Trust
related
$48,076 · Individual
—
—
Resource Properties Mgmt INC
—
Deed Of Trust
related
$50,000 · Joshua
—
—
Resource Properties Mgmt
—
Deed Of Trust
related
$14,175 · Silverton Realk Estate & Fin'l
—
—
Jirayr Nersesyan
—
Deed Of Trust
related
$250,000 · Individual
—
—
Jirayr Nersesyan
—
Deed Of Trust
related
$750,000 · Golden State Mutual Life Ins
—
—
Resource Properties Mgmt
—
Deed Of Trust
related
$142,507 · Silverton Real Estate Fin'l In
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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