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Property profile & analytics
OFF-MARKET
Estimated value
$13,950,000
Outlet malls
13510 Paxton St Pacoima, CA 91331-2352
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US09-9350156
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2010
Construction
TILT-UP CONCRETE
Total area
45,650 SF
Lot
3.46 ac (150,535 SF)
Zoning code
LAM1
APN
2535-002-019
UPID
US09-9350156
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
-
Plaza Pacoima Business Service Center Corporate Office
-
Geek Squad Tech Support Center (Bike/Boat/Book/etc) Store
-
Best Buy Electronics & Wireless Store
-
personal storage Moving Company Storage Facility
-
Costco Warehouse & Storage
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$16.30M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$13.95M
Owner & transaction history
Bcore Retail Pacoima Owner LLC · 6 yrs held
Bcore Retail Pacoima Owner LLC
since 2019
1 recorded transaction
Zoning & alternative use
LAM1 · Pacoima, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$22.9M
+22.2%
Medical building
$20.8M
+11.0%
Neighborhood: shopping center
$19.3M
+3.2%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$17,655,000
6.5%
$16,300,000
7%
$15,135,000
Alternative Use
Use
Estimation
RETAIL STORES
$18,745,000
Current use
OFFICE BUILDING
$22,910,000
Change: +22% · Conversion: Easy
MEDICAL BUILDING
$20,795,000
Change: +11% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$19,335,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$13.95M
Range $12.56M – $15.35M · ±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
$306 / 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
$211,003
Tax year 2024
Assessed value
$16,619,130
Assessed 2024
Previous assessed
$16,619,130
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$8,577,615
Assessed improvement
$8,041,515
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2010
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
45,650 SF
Lot
3.46 ac (150,535 SF)
Zoning code
LAM1
APN
2535-002-019
UPID
US09-9350156
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAM1 · Pacoima, CAZoning LAM1 · permitted uses
LAM1 · Pacoima, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$18.7M
OFFICE BUILDING
Est. value
$22.9M
MEDICAL BUILDING
Est. value
$20.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$19.3M
RETAIL STORES Current
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
2010
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
3.46 ac
Current owner
From public records · entity-resolved
Bcore Retail Pacoima Owner LLC
Entity
Mailing address
PO BOX A3879, CHICAGO, IL 60690-3879
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 17, 2019
$51,300,000
Bcore Retail Pacoima Owner LLC
Prime Frit Plaza Pacoima LLC
Grant Deed
$31,200 · Wells Fargo Bank NA
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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