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Property profile & analytics
OFF-MARKET
Estimated value
$1,880,000
Apartment buildings
14121 Friar St Van Nuys, CA 91401-2196
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6336156
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1998
Construction
WOOD
Total area
6,526 SF
Lot
0.17 ac (7,499 SF)
Zoning code
LARD1.5
APN
2240-014-017
UPID
US09-6336156
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
$1.85M
CAP Approach
CAP
$1.62M
Comparable Approach
Comparable
$1.93M
Blend (final)
Blend
$1.88M
Owner & transaction history
Valley 818 LLC
Valley 818 LLC
since 2025
Last sale
$2.1M
7 recorded transactions
Zoning & alternative use
LARD1.5 · Van Nuys, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$3.0M
+98.7%
Commercial (general)
$2.8M
+88.2%
Office building
$2.4M
+59.4%
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
$1,780,000
ML approach
$1,845,000
CAP Approach
CAP Return
Estimation
6%
$1,750,000
6.5%
$1,615,000
7%
$1,500,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,495,000
Current use
MEDICAL BUILDING
$2,965,000
Change: +99% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,810,000
Change: +88% · Conversion: Moderate
OFFICE BUILDING
$2,380,000
Change: +59% · Conversion: Moderate
Blend value · Realmo final
$1.88M
Range $1.69M – $2.07M · ±10% · vs last sale $2.05M (Dec 22 2025)
Last sale anchor
$2.05M
Dec 22 2025
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
$288 / 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
$25,284
Tax year 2024
Assessed value
$2,010,987
Assessed 2024
Previous assessed
$2,010,987
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$1,206,592
Assessed improvement
$804,395
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1998
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Stories
1
Units
7
Rooms
5
Bathrooms
14
Total area
6,526 SF
Lot
0.17 ac (7,499 SF)
Zoning code
LARD1.5
APN
2240-014-017
UPID
US09-6336156
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LARD1.5 · Van Nuys, CA
Zoning LARD1.5 · permitted uses
LARD1.5 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$3.0M
COMMERCIAL (GENERAL)
Est. value
$2.8M
OFFICE BUILDING
Est. value
$2.4M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1998
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
7
Rooms
5
Bathrooms
14
Lot
0.17 ac
Current owner
From public records · entity-resolved
Valley 818 LLC
Entity
Mailing address
13299 BECKFORD LN, RICHMOND, VA 23238-6444
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 11, 2026
—
V&ev 818 LLC
—
Deed
related
$1,195,000 · Jpmorgan Chase Bank NA
Dec 22, 2025
$2,050,000
Valley 818 LLC
Minoo Ashouri
Grant Deed
$1,640,000 · Bridgeland LLC
Apr 14, 2023
—
Minoo Ashouri
Ron Ali Mazarei
Intrafamily Transfer
related
—
Oct 20, 2022
—
Ron Ali Mazarei
Minoo Ashouri
Intrafamily Transfer
related
—
Mar 12, 2021
$1,895,000
Minoo Ashouri
14121 Friar St LLC
Grant Deed
$1,010,000 · Luther Burbank Savings
Mar 12, 2021
—
Minoo Ashouri
Ron Ali Mazarei
Intrafamily Transfer
related
—
Feb 5, 2019
—
14121 Friar St LLC
—
Deed
related
$825,000 · Jpmorgan Chase Bank NA
Mar 23, 2009
—
14121 Friar Street LLC
Tabatabaeian Tazhibi Trust
Grant Deed
—
Jul 18, 2005
—
Tabatabaeian Tazhibi Fam Trust
Tazhibi,mohammad
Quit Claim Deed
related
—
Jul 28, 1999
$490,000
Tazhibi,mohammad
Marjik,george & Dzovig
Trustees Deed
$367,000 · Washington Mutual Fsb
Jul 28, 1999
—
Ali Ayati
Zarrinkamar,m
Quit Claim Deed
related
—
Dec 3, 1993
$70,000
George Marjik
Mkrtchyan,vahan
Grant Deed
—
Jul 20, 1992
—
Vahan Mkrtchyan
—
Deed Of Trust
related
—
Dec 2, 1991
$60,000
Sima Bohdjelian
Bohdjelian,arsha
Grant Deed
related
—
May 5, 1988
$121,500
Vahan Mkrtchyan
Omall
Grant Deed
—
—
—
Mohammad Tazhibi
—
Deed Of Trust
related
$585,000 · Washington Mutual Fsb
—
—
George Marjik
—
Deed Of Trust
related
$135,000 · Individual
—
—
George Marjik
—
Deed Of Trust
related
$200,000 · World Savings 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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