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Property profile & analytics
OFF-MARKET
Estimated value
$860,000
Retail space
13120 Van Nuys Blvd Pacoima, CA 91331-8329
Entity Owned
4-yr Hold
Free & Clear
Property ID
US09-7565498
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1957
Construction
WOOD
Total area
3,500 SF
Lot
0.49 ac (21,209 SF)
Zoning code
LAC2
APN
2534-018-015
UPID
US09-7565498
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
-
ConTaxLA Bookkeeping Accounting Firm
-
Best Tools (Bike/Boat/Book/etc) Store Building Supply
-
MB LASHES LA Hair Salon
-
NAUGHTY ADULT STORE (Bike/Boat/Book/etc) Store
-
Herbalife fitness Weight Loss Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$860k
Owner & transaction history
Jesus Loves LLC · 4 yrs held
Jesus Loves LLC
since 2022
5 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
$246 / 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
$10,214
Tax year 2024
Assessed value
$738,813
Assessed 2024
Previous assessed
$738,813
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$647,706
Assessed improvement
$91,107
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1957
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Total area
3,500 SF
Lot
0.49 ac (21,209 SF)
Zoning code
LAC2
APN
2534-018-015
UPID
US09-7565498
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
1957
Construction
WOOD
Heating
NONE
Cooling
Yes
Buildings
2
Lot
0.49 ac
Current owner
From public records · entity-resolved
Jesus Loves LLC
Entity
Free & Clear · 4 yrs held
Mailing address
PO BOX 18575, ENCINO, CA 91416-8575
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 7, 2022
—
Jesus Loves LLC
Navid Matinvar
Grant Deed
—
Oct 24, 2011
$600,000
Jesus Plaza Trust
Daniel E Tresierras SR.
Grant Deed
related
$330,000 · Daniel E SR Tresierras
Feb 17, 2011
—
Tresierras,daniel E SR
Tresierras Property Invs
Quit Claim Deed
related
$248,343 · Valerie F Horn
Jan 3, 1996
$327,500
Tresierras Property Investment
Mendoza,grace F
Grant Deed
—
Nov 30, 1994
$5,000
Yun S Kim
Ammari,farah
Grant Deed
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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