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Property profile & analytics
OFF-MARKET
Estimated value
$1,990,000
Super regional malls
13920 Vly Vw Ave La Mirada, CA 90638-3503
Entity Owned
Absentee Owner
Free & Clear
Property ID
US09-8395197
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1963
Construction
TILT-UP CONCRETE
Total area
7,000 SF
Lot
0.73 ac (31,757 SF)
Zoning code
LMC2
APN
8061-017-017
UPID
US09-8395197
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
-
Big O Tires Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.56M
Comparable Approach
Comparable
$1.82M
Blend (final)
Blend
$1.99M
Owner & transaction history
Valley View Horizon LLC
Valley View Horizon LLC
since 2026
Last sale
$1.8M
2 recorded transactions
Zoning & alternative use
LMC2 · La Mirada, 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 La Mirada submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Mirada 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%
$2,765,000
6.5%
$2,555,000
7%
$2,370,000
Blend value · Realmo final
$1.99M
Range $1.79M – $2.19M · ±10% · vs last sale $1.80M (Jan 5 2026)
Last sale anchor
$1.80M
Jan 5 2026
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
$284 / 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
$9,398
Tax year 2024
Assessed value
$346,510
Assessed 2024
Previous assessed
$346,510
+0.0% YoY
Effective rate
2.71%
On assessed value
Assessed land
$182,499
Assessed improvement
$164,011
Applied tax rate
1.0000
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1963
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
7,000 SF
Lot
0.73 ac (31,757 SF)
Zoning code
LMC2
APN
8061-017-017
UPID
US09-8395197
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LMC2 · La Mirada, CA
Zoning LMC2 · permitted uses
LMC2 · La Mirada, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
La Mirada. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1963
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.73 ac
Current owner
From public records · entity-resolved
Valley View Horizon LLC
Entity
Free & Clear · 0 yrs held
Mailing address
185 NW SPANISH RIV BLVD STE #100, BOCA RATON, FL 33431-4230
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
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
Jan 5, 2026
$1,795,000
Valley View Horizon LLC
Jasue LLC
Grant Deed
—
Dec 16, 2011
—
Jasue LLC
Jasue Trust
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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