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Property profile & analytics
OFF-MARKET
Estimated value
$4,755,000
Retail space
13231 Victory Blvd Van Nuys, CA 91401-2025
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8689149
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2004
Construction
TILT-UP CONCRETE
Total area
13,412 SF
Lot
0.95 ac (41,324 SF)
Zoning code
LAC1.5
APN
2326-025-025
UPID
US09-8689149
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
-
Walgreens Pharmacy Pharmacy
-
Walgreens Pharmacy
-
COVID-19 Drive-Thru Testing at Walgreens Pharmacy
-
FedEx OnSite Postal Service Courier Service
-
Walgreens Photo (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.57M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.76M
Owner & transaction history
13231 Victory LLC · 1 yrs held
13231 Victory LLC
since 2024
Last sale
$5.2M
6 recorded transactions
Zoning & alternative use
LAC1.5 · Van Nuys, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.5M
+5.2%
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 Van Nuys submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Van Nuys 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%
$4,945,000
6.5%
$4,565,000
7%
$4,240,000
Alternative Use
Use
Estimation
RETAIL STORES
$7,140,000
Current use
RESTAURANT
$7,505,000
Change: +5% · Conversion: Easy
MEDICAL BUILDING
$6,095,000
Change: -15% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,775,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$4.76M
Range $4.28M – $5.23M · ±10% · vs last sale $5.15M (Aug 27 2024)
Last sale anchor
$5.15M
Aug 27 2024
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
$355 / 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
$94,873
Tax year 2024
Assessed value
$7,652,873
Assessed 2024
Previous assessed
$7,652,873
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$4,646,390
Assessed improvement
$3,006,483
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
2004
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
13,412 SF
Lot
0.95 ac (41,324 SF)
Zoning code
LAC1.5
APN
2326-025-025
UPID
US09-8689149
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC1.5 · Van Nuys, CA
Zoning LAC1.5 · permitted uses
LAC1.5 · Van Nuys, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Van Nuys. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$7.1M
RESTAURANT
Est. value
$7.5M
MEDICAL BUILDING
Est. value
$6.1M
COMMERCIAL (GENERAL)
Est. value
$5.8M
RETAIL STORES Current
RESTAURANT
MEDICAL BUILDING
COMMERCIAL (GENERAL)
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
2004
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.95 ac
Current owner
From public records · entity-resolved
13231 Victory LLC
Entity
Free & Clear · 1 yrs held
Mailing address
2120 MARKET ST STE #106, SAN FRANCISCO, CA 94114-1374
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 16, 2025
—
13231 Victory LLC
—
Deed
related
$3,000,000 · City National Bank
Nov 27, 2024
$5,150,000
13231 Victory LLC
Del Camp Investments Van Nuys LLC
Grant Deed
—
Jan 18, 2006
—
Del-camp Invs Van Nuys LLC
Victory Fulton Partners
Grant Deed
—
Oct 28, 2004
—
Victory Ti LLC
Village Ti Partners
Quit Claim Deed
related
—
Jan 9, 2004
—
Victory Fulton Partners LP
C G P Management Co
Grant Deed
$3,720,395 · California Bank & Trust
Nov 1, 1966
—
—
—
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.
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