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Property profile & analytics
OFF-MARKET
Estimated value
$900,000
Investment properties
13416 Van Nuys Blvd, Pacoima, CA 91331-3095
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8753929
Property summary
AI-generated overview
This exceptional 1,500 square foot retail property, located at 13416 Van Nuys Blvd in Pacoima, CA 91331, presents a fantastic leasing opportunity. The single-story building, constructed in 1949, sits on a 0.2-acre lot and is zoned LAC2. The entire 1,500 square feet is currently vacant and available for lease as multiple tenancies. This storefront location offers significant visibility and foot traffic due to its prime position on Van Nuys Boulevard. The property's convenient location provides easy access to major highways, shopping centers, and public transportation, ensuring high accessibility for customers and employees. The property's APN is 2620-007-004. This is an ideal location for businesses seeking high visibility and convenient access in a bustling area of Los Angeles. The property's strong demographics and high traffic counts make it a prime choice for a variety of commercial ventures. This is a rare opportunity to secure a well-located retail space in a thriving community. The property offers significant potential for growth and success.
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1949
Construction
WOOD
Total area
2,486 SF
Lot
0.2 ac (8,645 SF)
Zoning code
LAC2
APN
2620-007-004
UPID
US09-8753929
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
-
Ney's Furniture Inc. Furniture & Home Goods Home Decor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$900k
CAP Approach
CAP
$775k
Comparable Approach
Comparable
$1.25M
Blend (final)
Blend
$900k
Owner & transaction history
Gurpreet Singh · 1 yrs held
Gurpreet Singh
since 2024
Last sale
$900,000
3 recorded transactions
Zoning & alternative use
LAC2 · Pacoima, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.4M
+81.5%
Office building
$1.3M
+67.5%
Medical building
$1.1M
+52.1%
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
$900,000
ML approach
$900,000
CAP Approach
CAP Return
Estimation
6%
$840,000
6.5%
$775,000
7%
$720,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$745,000
Current use
AUTO REPAIR, GARAGE
$1,350,000
Change: +81% · Conversion: Difficult
OFFICE BUILDING
$1,250,000
Change: +68% · Conversion: Easy
MEDICAL BUILDING
$1,130,000
Change: +52% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,055,000
Change: +41% · Conversion: Difficult
RETAIL STORES
$1,020,000
Change: +37% · Conversion: Easy
WAREHOUSE, STORAGE
$800,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$900k
Range $810k – $990k · ±10% · vs last sale $900k (Sep 10 2024)
Last sale anchor
$900k
Sep 10 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
$362 / 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
$18,104
Tax year 2024
Assessed value
$1,453,854
Assessed 2024
Previous assessed
$1,453,854
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$923,250
Assessed improvement
$530,604
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
1949
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Units
2
Total area
2,486 SF
Lot
0.2 ac (8,645 SF)
Zoning code
LAC2
APN
2620-007-004
UPID
US09-8753929
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
$745,000
AUTO REPAIR, GARAGE
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
RETAIL STORES
Est. value
$1.0M
WAREHOUSE, STORAGE
Est. value
$800,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1949
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Units
2
Lot
0.2 ac
Current owner
From public records · entity-resolved
Gurpreet Singh
Individual
Free & Clear · 1 yrs held
Mailing address
26939 BOULDER CRST DR, VALENCIA, CA 91381-0626
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 10, 2024
$900,000
Gurpreet Singh
Rita Gloria Sanchez
Grant Deed
—
Feb 9, 2022
—
Rita Gloria Sanchez
Jess Blancas Sanchez
Affidavit Death Of Trustee/successor Trustee
related
—
Sep 28, 2001
—
Sanchez,jess Tr
Sanchez,j B & M A
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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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