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Property profile & analytics
OFF-MARKET
Estimated value
$950,000
Assisted living facilities
14065 Nordhoff St Arleta, CA 91331-6018
Individually Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7542665
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1947
Construction
WOOD
Total area
4,516 SF
Lot
0.6 ac (25,919 SF)
Zoning code
LARA
APN
2642-030-005
UPID
US09-7542665
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
$950k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$950k
Owner & transaction history
Yesenia Carlos · 2 yrs held
Yesenia Carlos
since 2024
Last sale
$950,000
7 recorded transactions
Zoning & alternative use
LARA · Arleta, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.5M
+17.1%
Commercial (general)
$1.4M
+9.1%
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 Arleta submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Arleta 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
$950,000
ML approach
$950,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$1,240,000
Current use
WAREHOUSE, STORAGE
$1,450,000
Change: +17% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,355,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$950k
Range $855k – $1.05M · ±10% · vs last sale $950k (Apr 9 2024)
Last sale anchor
$950k
Apr 9 2024
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
$210 / 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
$13,659
Tax year 2024
Assessed value
$1,059,740
Assessed 2024
Previous assessed
$1,059,740
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$669,310
Assessed improvement
$390,430
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1947
Construction
WOOD
Heating
CENTRAL
Cooling
YES
Buildings
2
Stories
1
Units
2
Rooms
11
Bathrooms
8
Total area
4,516 SF
Lot
0.6 ac (25,919 SF)
Zoning code
LARA
APN
2642-030-005
UPID
US09-7542665
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LARA · Arleta, CA
Zoning LARA · permitted uses
LARA · Arleta, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Arleta. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.4M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
WAREHOUSE, STORAGE
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
1947
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
2
Units
2
Rooms
11
Bathrooms
8
Lot
0.6 ac
Current owner
From public records · entity-resolved
Yesenia Carlos
Individual
Free & Clear · 2 yrs held
Mailing address
2631 S BUENOS AIRES DR, COVINA, CA 91724-3917
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 9, 2024
—
Yesenia Carlos
Tracey Carlos
Intrafamily Transfer
related
—
May 19, 2020
—
Ytv Family Trust
Francisco J Carlos
Quit Claim Deed
related
—
Sep 14, 2017
$950,000
Francisco J Carlos
Oblate Real Estate Trust
Grant Deed
$665,000 · Velocity Com'l Cap
Apr 13, 2000
—
Kalert,david Trustee
Oblate Fathers Western Pr,
Quit Claim Deed
related
—
Apr 28, 1994
$292,000
Fathers Wstrn Province Oblate
Winston,j&w M
Grant Deed
—
Nov 21, 1989
—
Winston Jake JR.
—
Deed Of Trust
related
—
—
—
Winston Jake JR.
—
Deed Of Trust
related
$165,000 · Great Western Bank
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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