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Property profile & analytics
OFF-MARKET
Estimated value
$2,015,000
Car washes
13919 Foothill Blvd Sylmar, CA 91342-3015
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9041360
Property profile
Verified
Property type
Car washes
Use group
CAR WASH
Year built
2019
Construction
WOOD
Total area
4,532 SF
Lot
0.69 ac (30,164 SF)
Zoning code
LAC2
APN
2509-002-041
UPID
US09-9041360
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
$1.78M
Blend (final)
Blend
$2.02M
Owner & transaction history
13919 Foothill LLC · 6 yrs held
13919 Foothill LLC
since 2019
7 recorded transactions
Zoning & alternative use
LAC2 · Sylmar, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.8M
+31.6%
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 Sylmar submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sylmar 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$2,095,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,760,000
Change: +32% · Conversion: Difficult
MEDICAL BUILDING
$2,060,000
Change: -2% · Conversion: Difficult
OFFICE BUILDING
$2,035,000
Change: -3% · Conversion: Difficult
RETAIL STORES
$1,735,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$2.02M
Range $1.81M – $2.22M · ±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
$445 / 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
$45,598
Tax year 2024
Assessed value
$3,645,485
Assessed 2024
Previous assessed
$3,645,485
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$2,841,335
Assessed improvement
$804,150
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
Car washes
Use group
CAR WASH
Status
Off-Market
Year built
2019
Construction
WOOD
Heating
NONE
Buildings
2
Total area
4,532 SF
Lot
0.69 ac (30,164 SF)
Zoning code
LAC2
APN
2509-002-041
UPID
US09-9041360
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Sylmar, CA
Zoning LAC2 · permitted uses
LAC2 · Sylmar, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sylmar. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE Current
Est. value
$2.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.8M
MEDICAL BUILDING
Est. value
$2.1M
OFFICE BUILDING
Est. value
$2.0M
RETAIL STORES
Est. value
$1.7M
AUTO REPAIR, GARAGE Current
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
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
2019
Construction
WOOD
Heating
NONE
Buildings
2
Lot
0.69 ac
Current owner
From public records · entity-resolved
13919 Foothill LLC
Entity
Mailing address
8064 WILKINSON AVE, NORTH HOLLYWOOD, CA 91605-1238
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 24, 2024
—
13919 Foothill LLC
—
Deed
related
$2,000,000 · United States Small Business Admin
Oct 5, 2023
—
13919 Foothill LLC
—
Deed
related
$6,805,500 · Banner Bank
Nov 6, 2019
—
13919 Foothill LLC
—
Deed
related
$2,589,956 · Seacoast Cmrc Bk
Oct 31, 2019
—
13919 Foothill LLC
Tigran Pogosyan
Quit Claim Deed
related
$1,855,000 · Superior California Economic Development
May 1, 2019
—
Ararat Enterprizes
—
Deed
related
$1,812,969 · Seacoast Cmrc Bk
Aug 1, 2017
—
Tigran Pogosyan
Ararat Enterprizes
Quit Claim Deed
related
—
Jul 18, 2017
$2,500,000
Ararat Enterprizes
Paz F Carbajal
Grant Deed
$2,477,000 · Capital Bank
Oct 3, 2013
$1,250,000
Paz F Carbajal
Relat Holdings Ltd Sp
Grant Deed
$1,000,000 · Relat Holdings Ltd Psp
Sep 12, 2013
$1,500,000
Relat Holdings Ltd Psp
Chicago Title Co|multimedia Advisers LLC
Trustees Deed
related
—
Nov 14, 2011
—
Mwh Builders INC
Multimedia Advisers LLC
Quit Claim Deed
related
—
—
—
Ararat Enterprizes
—
Loan Modification
related
$2,589,956 · Seacoast Cmrc Bk
—
—
Ararat Enterprizes
—
Loan Modification
related
$1,812,969 · Seacoast Cmrc Bk
—
—
13919 Foothill LLC
—
Deed Of Trust
related
$2,589,956 · Seacoast Cmrc Bk
—
—
Paz F Carbajal
—
Deed Of Trust
related
$231,500 · Camino Real Mtg Bankers
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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