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Property profile & analytics
OFF-MARKET
Estimated value
$1,675,000
Investment properties
15948 Arminta St Van Nuys, CA 91406-1806
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6326381
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1956
Construction
TILT-UP CONCRETE
Total area
5,960 SF
Lot
0.22 ac (9,500 SF)
Zoning code
LAM2
APN
2206-008-006
UPID
US09-6326381
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
$1.86M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.68M
Owner & transaction history
Arminta LLC · 7 yrs held
Arminta LLC
since 2019
7 recorded transactions
Zoning & alternative use
LAM2 · Van Nuys, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.7M
+5.6%
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 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%
$2,010,000
6.5%
$1,855,000
7%
$1,725,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,565,000
Current use
MEDICAL BUILDING
$2,710,000
Change: +6% · Conversion: Easy
OFFICE BUILDING
$2,175,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$1.68M
Range $1.51M – $1.84M · ±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
$281 / 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
$25,787
Tax year 2024
Assessed value
$2,077,924
Assessed 2024
Previous assessed
$2,077,924
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,640,468
Assessed improvement
$437,456
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1956
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Total area
5,960 SF
Lot
0.22 ac (9,500 SF)
Zoning code
LAM2
APN
2206-008-006
UPID
US09-6326381
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAM2 · Van Nuys, CA
Zoning LAM2 · permitted uses
LAM2 · 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
COMMERCIAL (GENERAL) Current
Est. value
$2.6M
MEDICAL BUILDING
Est. value
$2.7M
OFFICE BUILDING
Est. value
$2.2M
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
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
1956
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
0.22 ac
Current owner
From public records · entity-resolved
Arminta LLC
Entity
Mailing address
10901 SANTA MONICA BLVD, LOS ANGELES, CA 90025-4503
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 29, 2019
$1,900,000
Arminta LLC
Jeffrey J Sadinsky
Grant Deed
$1,570,000 · Pacific City Bank
Jan 6, 2005
—
Sadinsky Jeffrey J & M E Trust
Sadinsky,jeffrey & Mary
Quit Claim Deed
related
—
Feb 6, 2004
$677,500
Jeffrey Sadinsky
Quinney,tr
Grant Deed
$585,000 · Citizens Business Bank
Sep 22, 2003
—
Quinney,tr
Quinney,sarah
Quit Claim Deed
related
—
Sep 30, 1992
$360,000
Sarah Quinney
Bank America
Grant Deed
$170,000 · Chrysler First Fin'l Services
Jul 30, 1992
$493,852
Bank America
Oconnor,kevin M
Trustees Deed
related
—
Jul 27, 1989
$553,500
Oconnor Kevin M
Squar Barney And
Grant Deed
$400,000 · Mission Viejo National Bank
—
—
Sadinsky,j J & M E Trust
—
Deed Of Trust
related
$899,220 · Bank Of Santa Clarita
—
—
Sarah Quinney
—
Deed Of Trust
related
$74,300 · Us Small Business Admn
—
—
Sadinsky J J Living
—
Deed Of Trust
related
$1,000,000 · Bank Of Santa Clarita
—
—
Sarah Quinney
—
Deed Of Trust
related
$64,100 · Us Small Business Admn
—
—
Sarah Quinney
—
Deed Of Trust
related
$200,000 · Individual
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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