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Property profile & analytics
OFF-MARKET
Estimated value
$715,000
Medical Office Space
13215 Van Nuys Blvd Pacoima, CA 91331-2562
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7483501
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1950
Construction
WOOD
Total area
1,400 SF
Lot
0.08 ac (3,550 SF)
Zoning code
LAC2
APN
2535-020-016
UPID
US09-7483501
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
-
Urizar Dental Clinic Dental Office
-
Urizar Dental Clinic: Urizar Ricardo DDS Dental Office
-
Aleman Sunrise Dental Pacoima Dental Office
-
Dr. Enrique A. Argueta Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$930k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$998k
Blend (final)
Blend
$715k
Owner & transaction history
Mario R A Gomez · 5 yrs held
Mario R A Gomez
since 2020
Last sale
$725,007
7 recorded transactions
Zoning & alternative use
LAC2 · Pacoima, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$760,000
+19.3%
Office building
$705,000
+10.2%
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
$1,000,000
ML approach
$930,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$640,000
Current use
AUTO REPAIR, GARAGE
$760,000
Change: +19% · Conversion: Difficult
OFFICE BUILDING
$705,000
Change: +10% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$595,000
Change: -7% · Conversion: Difficult
RETAIL STORES
$575,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$715k
Range $644k – $787k · ±10% · vs last sale $725k (Aug 20 2020)
Last sale anchor
$725k
Aug 20 2020
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
$511 / 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
$9,568
Tax year 2024
Assessed value
$769,375
Assessed 2024
Previous assessed
$769,375
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$530,604
Assessed improvement
$238,771
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1950
Construction
WOOD
Heating
NONE
Cooling
OTHER
Total area
1,400 SF
Lot
0.08 ac (3,550 SF)
Zoning code
LAC2
APN
2535-020-016
UPID
US09-7483501
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
MEDICAL BUILDING Current
Est. value
$640,000
AUTO REPAIR, GARAGE
Est. value
$760,000
OFFICE BUILDING
Est. value
$705,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$595,000
RETAIL STORES
Est. value
$575,000
MEDICAL BUILDING Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1950
Construction
WOOD
Heating
NONE
Cooling
Yes
Lot
0.08 ac
Current owner
From public records · entity-resolved
Mario R A Gomez
Individual
Mailing address
1466 FLORENCE ST, CORONA, CA 92882
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
21 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 21, 2021
—
Mario Rene Aleman Gomez
—
Deed
related
$300,000 · Velocity Commercial Capital LLC
Aug 20, 2020
$725,000
Mario R A Gomez
Anne R Urizar
Grant Deed
$397,000 · Anne Urizar
Aug 20, 2020
—
Mario R A Gomez
Monica L Lanuza
Quit Claim Deed
related
—
May 19, 2011
—
Anne R Urizar
Urizar,ricardo I
Quit Claim Deed
related
—
Apr 27, 1998
$33,818
Urizar,ricardo I
Zitomer,connie
Trustees Deed
—
Apr 27, 1998
$21,136
Urizar,ricardo I
Anhorn Trust
Trustees Deed
—
Apr 27, 1998
—
Ricardo I Urizar
Urizar,a
Quit Claim Deed
related
—
Apr 27, 1998
$10,045
Urizar,ricardo L
Cohen Trust
Trustees Deed
—
May 24, 1996
$89,513
George Zitomer
Camacho,omar E
Trustees Deed
—
May 19, 1994
$50,500
Omar E Camacho
Clark Trust
Grant Deed
$50,500 · Seller
Jan 26, 1994
—
Omar E Camacho
Esl Properties,
Grant Deed
related
—
Nov 29, 1993
$1,000
Esl Properties INC
Camacho,omar E
Grant Deed
related
—
Sep 21, 1993
—
Miguel D Cisneros
Camacho,omar E
Quit Claim Deed
related
—
Sep 17, 1990
$82,000
Downstream Excha
Ahn Byung H
Trustees Deed
related
—
Feb 23, 1988
$120,000
Byung H Ahn
South
Trustees Deed
$6,000 · Mehreteab Haile&
Feb 23, 1988
$20,000
Southland Exchan
Mehre
Trustees Deed
related
—
—
—
Byung G Ahn
—
Deed Of Trust
related
$16,750 · Individual
—
—
Byung H Ahn
—
Deed Of Trust
related
$71,500 · Csmc Holding Corp
—
—
Camacho Omar E
—
Deed Of Trust
related
—
—
—
Omar E Camacho
—
Deed Of Trust
related
$41,000 · Clark Trust
—
—
Omar E Camacho
—
Deed Of Trust
related
$77,000 · Individual
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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