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Property profile & analytics
OFF-MARKET
Estimated value
$545,000
Theaters & concert halls
12953 Branford St Pacoima, CA 91331-4303
Individually Owned
32-yr Hold
~
Est. High Equity
Property ID
US09-7492260
Property profile
Verified
Property type
Theaters & concert halls
Use group
AUDITORIUM
Year built
1960
Construction
WOOD
Total area
29,304 SF
Lot
4.83 ac (210,550 SF)
Zoning code
LARA
APN
2626-015-015
UPID
US09-7492260
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
-
San Fernando Valley Japanese American Community Center Community Center
-
San Fernando Valley Judo Club Sports School
-
San Fernando Valley Japanese Language Institute Language School Training Center
-
Kyokushin Training Center Sports School
-
San Fernando Valley Japanese School High School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$575k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$515k
Blend (final)
Blend
$545k
Owner & transaction history
Vly Japanese Amer San Fernando · 32 yrs held
Vly Japanese Amer San Fernando
since 1994
3 recorded transactions
Zoning & alternative use
LARA · 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
$575,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$545k
Range $491k – $600k · ±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
$19 / 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
$6,139
Tax year 2024
Assessed value
$1,680,270
Assessed 2024
Previous assessed
$1,680,270
+0.0% YoY
Effective rate
0.37%
On assessed value
Assessed land
$312,196
Assessed improvement
$1,368,074
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
Theaters & concert halls
Use group
AUDITORIUM
Status
Off-Market
Year built
1960
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Buildings
5
Stories
1
Units
3
Rooms
8
Bathrooms
2
Total area
29,304 SF
Lot
4.83 ac (210,550 SF)
Zoning code
LARA
APN
2626-015-015
UPID
US09-7492260
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LARA · Pacoima, CA
Zoning LARA · permitted uses
LARA · 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.
Building & site characteristics
From public records
Year built
1960
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
5
Units
3
Rooms
8
Bathrooms
2
Lot
4.83 ac
Current owner
From public records · entity-resolved
Vly Japanese Amer San Fernando
Individual
Mailing address
12953 BRANFORD ST, PACOIMA, CA 91331-4303
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
1994
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 3, 1994
—
Vly Japanese Amer San Fernando
San,fernando Vly
Quit Claim Deed
related
—
—
—
San Fernando Vlly Japanese Ame
—
Deed Of Trust
related
$200,000 · Union Bank Of California
—
—
San Fernando Vlly Japanese Ame
—
Deed Of Trust
related
$250,000 · Union 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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