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Property profile & analytics
OFF-MARKET
Estimated value
$825,000
Retail space
13751 Victory Blvd Van Nuys, CA 91401-2348
Trust Owned
27-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7778817
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1956
Construction
WOOD
Total area
2,775 SF
Lot
0.13 ac (5,600 SF)
Zoning code
LAC1.5
APN
2238-013-011
UPID
US09-7778817
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
-
American Professional Builders Construction Company General Contractor
-
PORTILLO INCOME TAX Tax Preparation
-
Portillo Tax Services Accounting Firm Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$945k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$825k
Owner & transaction history
Cates,elvera Trustee · 27 yrs held
Cates,elvera Trustee
since 1999
5 recorded transactions
Zoning & alternative use
LAC1.5 · 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,025,000
6.5%
$945,000
7%
$875,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,260,000
Change: -15% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,195,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$825k
Range $743k – $908k · ±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
$297 / 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
$9,947
Tax year 2024
Assessed value
$790,758
Assessed 2024
Previous assessed
$790,758
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$476,870
Assessed improvement
$313,888
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
1956
Construction
WOOD
Heating
NONE
Stories
1
Units
3
Total area
2,775 SF
Lot
0.13 ac (5,600 SF)
Zoning code
LAC1.5
APN
2238-013-011
UPID
US09-7778817
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
MEDICAL BUILDING
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.2M
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
1956
Construction
WOOD
Heating
NONE
Stories
1
Units
3
Lot
0.13 ac
Current owner
From public records · entity-resolved
Cates,elvera Trustee
Trust
Free & Clear · 27 yrs held
Mailing address
301 S LINCOLN ST, BURBANK, CA 91506-2612
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1999
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 10, 2020
—
George M Paulsin
—
Deed
related
$700,000 · Golden State Bank
Sep 11, 2019
—
1989 Cates Living Trust
—
Deed
related
$500,000 · Tchakian K G & C Trust (pt)
Jan 27, 1999
—
Cates,elvera Trustee
Cates,e
Quit Claim Deed
related
—
—
—
Bakimian Khalil
—
Deed Of Trust
related
$144,000 · Empir Amer Realt
—
—
1989 Cates Living Trust
—
Deed Of Trust
related
$500,000 · Tchakian K G & C Trust (pt)
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.
Try Rey
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