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Property profile & analytics
OFF-MARKET
Estimated value
$1,600,000
Grocery and convenience stores
13158 Van Nuys Blvd Pacoima, CA 91331-2572
Individually Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7935331
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1956
Construction
WOOD
Total area
10,087 SF
Lot
0.49 ac (21,294 SF)
Zoning code
LAC2
APN
2535-022-021
UPID
US09-7935331
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
-
Omega supermarket Grocery & Convenience Store Food Market
-
MoneyGram Bank Credit Union
-
Water Damage Services Pacoima Hardware & Home Improvement Construction Company
-
Transferway Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.97M
Blend (final)
Blend
$1.60M
Owner & transaction history
Richard C Tresierras · 13 yrs held
Richard C Tresierras
since 2012
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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.60M
Range $1.44M – $1.76M · ±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
$159 / 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
$4,898
Tax year 2024
Assessed value
$237,171
Assessed 2024
Previous assessed
$237,171
+0.0% YoY
Effective rate
2.07%
On assessed value
Assessed land
$49,480
Assessed improvement
$187,691
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1956
Construction
WOOD
Heating
NONE
Stories
1
Total area
10,087 SF
Lot
0.49 ac (21,294 SF)
Zoning code
LAC2
APN
2535-022-021
UPID
US09-7935331
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
1956
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.49 ac
Current owner
From public records · entity-resolved
Richard C Tresierras
Individual
Mailing address
17235 OROZCO ST, GRANADA HILLS, CA 91344-1133
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
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
Jan 22, 2026
—
Tresierras Enterprises LLC
—
Deed
related
$500,000 · Vahe Hotoyan Trust
Feb 22, 2024
—
Tresierras Enterprises LLC
—
Deed
related
$1,370,000 · Velocity Commercial Capital LLC
Jul 28, 2023
—
Tresierras Enterprises LLC
—
Deed
related
$280,000 · Union Home Loans
Apr 28, 2023
—
Tresierras Enterprises LLC
—
Deed
related
$835,000 · Jms Financial INC
Nov 9, 2020
—
Tresierras Enterprises LLC
—
Deed
related
$325,000 · Athas Capital Group INC
Oct 21, 2019
—
Tresierras Ents LLC
—
Trustees Deed
related
$215,000 · Athas Cap
Dec 31, 2012
—
Richard C Tresierras
Tresierras,richard C
Quit Claim Deed
—
Feb 15, 2011
—
Tresierras Property Invs
Tresierras Family Trust
Quit Claim Deed
related
—
Jan 25, 1995
—
Daniel Tresierras
Tresierras,p
Quit Claim 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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