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Property profile & analytics
OFF-MARKET
Assisted living facilities
13117 Van Nuys Blvd Pacoima, CA 91331-2559
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-7940878
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1965
Construction
WOOD
Total area
3,647 SF
Lot
0.12 ac (5,322 SF)
Zoning code
LAC2
APN
2535-018-023
UPID
US09-7940878
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
-
Pacoima ADC Adult Day Care
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
13117 Van Nuys Blvd LLC · 2 yrs held
13117 Van Nuys Blvd LLC
since 2024
7 recorded transactions
Zoning & alternative use
LAC2 · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$15,710
Tax year 2024
Assessed value
$1,269,288
Assessed 2024
Previous assessed
$1,269,288
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$561,816
Assessed improvement
$707,472
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1965
Construction
WOOD
Heating
NONE
Stories
1
Total area
3,647 SF
Lot
0.12 ac (5,322 SF)
Zoning code
LAC2
APN
2535-018-023
UPID
US09-7940878
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Pacoima, CA
Zoning LAC2 · permitted uses
LAC2 · 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
1965
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.12 ac
Current owner
From public records · entity-resolved
13117 Van Nuys Blvd LLC
Entity
Mailing address
13117 VAN NUYS BLVD, PACOIMA, CA 91331-2559
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 27, 2024
—
13117 Van Nuys Blvd LLC
Hdl Management Group INC
Grant Deed
$1,218,800 · Us Bank NA
Jul 29, 2021
$1,220,000
Hdl Management Group INC
Akop Boulanikian
Grant Deed
$1,037,000 · Us Metro Bank
May 2, 2016
—
Akop Boulanikian
—
Deed
related
$75,000 · Vidor Family Trust (pt)
May 22, 2002
—
A Boulanikian
Boulanikian,a
Quit Claim Deed
related
—
May 25, 2001
$220,000
Akop Boulanikian
Franco Trust
Grant Deed
$110,000 · Lan & Danette
Nov 20, 1992
—
Franco Domitilo Co Tr
—
Deed Of Trust
related
—
Nov 6, 1992
—
Domitilo Franco
—
Deed Of Trust
related
—
—
—
Akop Boulanikian
—
Deed Of Trust
related
$390,000 · Zions First National Bank
—
—
Akop Boulanikian
—
Deed Of Trust
related
$60,000 · Centennial Bank
—
—
Akop Boulanikian
—
Deed Of Trust
related
$100,000 · Vidor Family Trust
—
—
Akop Boulanikian
—
Deed Of Trust
related
$75,000 · Vidor Family Trust (pt)
—
—
Akop Boulanikian
—
Deed Of Trust
related
$160,000 · Phillips Trust
—
—
Akop Boulanikian
—
Deed Of Trust
related
$150,000 · Abstract Holdings INC
—
—
Akop Boulanikian
—
Deed Of Trust
related
$61,000 · Angelo Caetta
—
—
Akop Boulanikian
—
Deed Of Trust
related
$210,000 · Vidor Family Trust
Sep 30, 1964
—
—
—
Grant Deed
related
—
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.
Try Rey
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