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Property profile & analytics
OFF-MARKET
Estimated value
$2,375,000
Retail space
15232 Victory Blvd Van Nuys, CA 91411-1717
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6183490
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1956
Total area
7,840 SF
Lot
0.45 ac (19,600 SF)
Zoning code
LAC2
APN
2242-010-027
UPID
US09-6183490
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
-
Lido Pizza Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.67M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.38M
Owner & transaction history
Sab Investmellt Holdings LLC · 7 yrs held
Sab Investmellt Holdings LLC
since 2019
7 recorded transactions
Zoning & alternative use
LAC2 · 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%
$2,890,000
6.5%
$2,670,000
7%
$2,480,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$3,565,000
Change: -15% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,375,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$2.38M
Range $2.14M – $2.61M · ±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
$303 / 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
$32,628
Tax year 2024
Assessed value
$2,578,729
Assessed 2024
Previous assessed
$2,578,729
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$1,951,478
Assessed improvement
$627,251
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
Heating
NONE
Stories
1
Total area
7,840 SF
Lot
0.45 ac (19,600 SF)
Zoning code
LAC2
APN
2242-010-027
UPID
US09-6183490
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Van Nuys, CA
Zoning LAC2 · permitted uses
LAC2 · 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
$3.6M
COMMERCIAL (GENERAL)
Est. value
$3.4M
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
Heating
NONE
Stories
1
Lot
0.45 ac
Current owner
From public records · entity-resolved
Sab Investmellt Holdings LLC
Entity
Mailing address
10590 WILSHIRE BLVD APT #1103, LOS ANGELES, CA 90024-7311
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 20, 2019
—
Sab Investmellt Holdings LLC
Sab Investment Holdings LLC
Grant Deed
$1,850,000 · Jpmorgan Chase Bank NA
Sep 6, 2017
—
Sab Investment Holdings LLC
Sab Investment Property LLC
Quit Claim Deed
related
—
Dec 3, 2004
—
Sab Investment Property LLC
Sabouhi,farzam
Quit Claim Deed
related
—
Dec 3, 2003
—
Farzam Sabouhi
15232 Victory Blvd Property Lc
Grant Deed
$1,067,500 · East West Bank
Jan 11, 2001
$1,175,000
15232 Victory Blvd LLC
Phillip C Familia Estate
Grant Deed
$830,000 · First Fidelity Inv & Loan
Nov 2, 1990
—
Philip C Familia
Familia Philip G
Quit Claim Deed
related
$675,000 · Foothill Thrift & Loan
Jan 9, 1989
$600,500
Philip C Familia
Fam
Quit Claim Deed
related
$600,000 · Fam Ent
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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