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Property profile & analytics
OFF-MARKET
Estimated value
$9,470,000
Community centers
13604 Victory Blvd Van Nuys, CA 91401-1734
Entity Owned
21-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8683280
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1959
Construction
WOOD
Total area
37,876 SF
Lot
3.01 ac (130,922 SF)
Zoning code
LAP
APN
2330-012-022
UPID
US09-8683280
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.47M
Owner & transaction history
13630 Victory Boulevard LLC · 21 yrs held
13630 Victory Boulevard LLC
since 2005
2 recorded transactions
Zoning & alternative use
LAP · Van Nuys, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$250 / 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
$114,907
Tax year 2024
Assessed value
$8,882,978
Assessed 2024
Previous assessed
$8,882,978
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$5,466,451
Assessed improvement
$3,416,527
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1959
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Units
8
Total area
37,876 SF
Lot
3.01 ac (130,922 SF)
Zoning code
LAP
APN
2330-012-022
UPID
US09-8683280
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAP · Van Nuys, CAZoning LAP · permitted uses
LAP · Van Nuys, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1959
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Units
8
Lot
3.01 ac
Current owner
From public records · entity-resolved
13630 Victory Boulevard LLC
Entity
Free & Clear · 21 yrs held
Mailing address
28480 AVE STANFORD AVE, VALENCIA, CA 91355-0998
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 3, 2005
$6,500,060
13630 Victory Boulevard LLC
Soboroff Family Trust
Grant Deed
—
Oct 9, 1998
$2,350,000
Steven L Soboroff
Waxenberg Trust
Grant Deed
$1,900,000 · Bank Of America
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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