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Property profile & analytics
OFF-MARKET
Estimated value
$555,000
Retail space
13209 Van Nuys Blvd Pacoima, CA 91331-2562
Individually Owned
17-yr Hold
Free & Clear
Property ID
US09-8179775
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1925
Construction
WOOD
Total area
1,584 SF
Lot
0.16 ac (7,050 SF)
Zoning code
LAC2
APN
2535-020-022
UPID
US09-8179775
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
-
Iglesia Vida y Luz Church
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$565k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$555k
Owner & transaction history
Vida Y Luz Mision Apos Iglesia · 17 yrs held
Vida Y Luz Mision Apos Iglesia
since 2008
6 recorded transactions
Zoning & alternative use
LAC2 · Pacoima, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$860,000
+32.4%
Office building
$795,000
+22.2%
Medical building
$720,000
+11.0%
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%
$615,000
6.5%
$565,000
7%
$525,000
Alternative Use
Use
Estimation
RETAIL STORES
$650,000
Current use
AUTO REPAIR, GARAGE
$860,000
Change: +32% · Conversion: Difficult
OFFICE BUILDING
$795,000
Change: +22% · Conversion: Easy
MEDICAL BUILDING
$720,000
Change: +11% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$670,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$555k
Range $500k – $611k · ±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
$350 / 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
$356
Tax year 2024
Assessed value
$615,068
Assessed 2024
Previous assessed
$615,068
+0.0% YoY
Effective rate
0.06%
On assessed value
Assessed land
$356,019
Assessed improvement
$259,049
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
1925
Construction
WOOD
Heating
NONE
Stories
1
Total area
1,584 SF
Lot
0.16 ac (7,050 SF)
Zoning code
LAC2
APN
2535-020-022
UPID
US09-8179775
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.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$650,000
AUTO REPAIR, GARAGE
Est. value
$860,000
OFFICE BUILDING
Est. value
$795,000
MEDICAL BUILDING
Est. value
$720,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$670,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1925
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Vida Y Luz Mision Apos Iglesia
Individual
Free & Clear · 17 yrs held
Mailing address
13209 VAN NUYS BLVD, PACOIMA, CA 91331-2562
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 1, 2008
—
Vida Y Luz Mision Apos Iglesia
Navarro,hector & Emma
Grant Deed
—
May 24, 2006
$555,000
Hector Navarro
Gutierrez,rafael M & Rosario
Grant Deed
$280,000 · Rafael M & Rosario Gutierrez
Oct 27, 2000
$140,000
Rafael M Gutierrez
Benjumea,yolanda P
Grant Deed
—
May 20, 1992
—
Yolanda P Benjumea
—
Deed Of Trust
related
—
Nov 8, 1988
—
Eduardo Benjumea
—
Deed Of Trust
related
—
—
—
Eduardo Benjumea
—
Deed Of Trust
related
$14,055 · Osorio Salvador
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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