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Property profile & analytics
OFF-MARKET
Estimated value
$790,000
Investment properties
13405 Van Nuys Blvd, Pacoima, CA 91331-3008
Individually Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6282847
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1947
Construction
WOOD
Total area
3,523 SF
Lot
0.17 ac (7,589 SF)
Zoning code
LAC2
APN
2619-018-026
UPID
US09-6282847
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
-
La Michoacana Ice Cream and More... Grocery & Convenience Store Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.10M
Comparable Approach
Comparable
$528k
Blend (final)
Blend
$790k
Owner & transaction history
Jaime Landa · 13 yrs held
Jaime Landa
since 2013
7 recorded transactions
Zoning & alternative use
LAC2 · Pacoima, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.1M
+7.4%
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%
$1,190,000
6.5%
$1,100,000
7%
$1,020,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,055,000
Current use
WAREHOUSE, STORAGE
$1,135,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$790k
Range $711k – $869k · ±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
$224 / 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
$9,145
Tax year 2024
Assessed value
$701,422
Assessed 2024
Previous assessed
$701,422
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$421,337
Assessed improvement
$280,085
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1947
Construction
WOOD
Heating
CENTRAL
Buildings
4
Stories
1
Units
3
Bathrooms
1
Total area
3,523 SF
Lot
0.17 ac (7,589 SF)
Zoning code
LAC2
APN
2619-018-026
UPID
US09-6282847
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
COMMERCIAL (GENERAL) Current
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$1.1M
COMMERCIAL (GENERAL) Current
WAREHOUSE, STORAGE
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
1947
Construction
WOOD
Heating
CENTRAL
Stories
1
Buildings
4
Units
3
Bathrooms
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Jaime Landa
Individual
Mailing address
228 DEBORAH CT, RIVERSIDE, CA 92507-3108
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 23, 2013
$581,000
Jaime Landa
Mulgado,maia E
Grant Deed
—
May 12, 2004
$335,000
Maria E Mulgaso
Palcios,george & Judith
Grant Deed
$255,000 · Loan Lines INC
Mar 27, 2000
$150,000
George G Palacios
Gonzalez,vidal
Grant Deed
$112,500 · Norwest Mortgage INC
Apr 19, 1993
—
Vidal Gonzalez
Sotelo,romulo &
Grant Deed
related
—
Jan 29, 1991
$161,818
Sotelo Romulo
Robles Benjamin
Grant Deed
$100,000 · Seller
—
—
Romjlo Sotelo
—
Deed Of Trust
related
$11,622 · Individual
—
—
Maria E Mulgado
—
Deed Of Trust
related
$420,000 · Interbay Funding LLC
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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