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Property profile & analytics
OFF-MARKET
Estimated value
$73,160,000
Office buildings
18000 Chatsworth St Granada Hills, CA 91344-5643
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0516698
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1997
Construction
TILT-UP CONCRETE
Total area
140,554 SF
Lot
16.35 ac (712,334 SF)
Zoning code
LAC2
APN
2731-008-023
UPID
US10-0516698
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
$50.42M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$73.16M
Owner & transaction history
Us Vi Gh LLC · 4 yrs held
Us Vi Gh LLC
since 2021
Last sale
$69.7M
7 recorded transactions
Zoning & alternative use
LAC2 · Granada Hills, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$91.5M
+45.2%
Neighborhood: shopping center
$85.5M
+35.7%
Auto repair, garage
$65.0M
+3.1%
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 Granada Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Granada Hills 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
$71,995,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$54,620,000
6.5%
$50,420,000
7%
$46,820,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$63,045,000
Current use
RESTAURANT
$91,525,000
Change: +45% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$85,540,000
Change: +36% · Conversion: Difficult
AUTO REPAIR, GARAGE
$65,010,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$63,895,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$73.16M
Range $65.84M – $80.48M · ±10% · vs last sale $69.68M (Dec 27 2021)
Last sale anchor
$69.68M
Dec 27 2021
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
$521 / 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
$931,236
Tax year 2024
Assessed value
$72,489,870
Assessed 2024
Previous assessed
$72,489,870
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$52,124,040
Assessed improvement
$20,365,830
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1997
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Buildings
5
Stories
1
Total area
140,554 SF
Lot
16.35 ac (712,334 SF)
Zoning code
LAC2
APN
2731-008-023
UPID
US10-0516698
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Granada Hills, CA
Zoning LAC2 · permitted uses
LAC2 · Granada Hills, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Granada Hills. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$63.0M
RESTAURANT
Est. value
$91.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$85.5M
AUTO REPAIR, GARAGE
Est. value
$65.0M
MEDICAL BUILDING
Est. value
$63.9M
OFFICE BUILDING Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL 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
1997
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
5
Lot
16.35 ac
Current owner
From public records · entity-resolved
Us Vi Gh LLC
Entity
Mailing address
2434 MAIN ST #202, SANTA MONICA, CA 90405-3516
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Dec 27, 2021
$69,675,000
Us Vi Gh LLC
Seventy Fifth LLC
Grant Deed
$35,000,000 · New York Life Insurance Company
Aug 25, 2021
—
Seventy Fifth LLC
—
Deed
related
$36,000,000 · Parlap INC
Aug 18, 2011
—
Seventy Fifth LLC
Trak Chicago Limited Partnership I
Grant Deed
$40,000,000 · Morgan Stanley Mortgage Capital Hol
May 7, 1998
$40,000,000
Trak Chicago Ltd Ptnshp I
—
Grant Deed
related
—
Jun 27, 1997
—
Granada Hills Marketplace LLC
Coast Fed Bk,
Grant Deed
related
$25,500,000 · Pnc Bank
—
—
Seventy-fifth Avenue Associate
—
Deed Of Trust
related
$22,000,000 · Nationsbank
—
—
Del Taco INC
—
Deed Of Trust
related
$452,000 · Cnl Financial III LLC
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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