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Property profile & analytics
FOR LEASE
Retail space
18501 Victory Blvd, Los Angeles, CA 91335
Entity Owned
20-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6332587
For Lease
1 / 9
$2,910,000
18501 Victory Blvd, Los Angeles, CA 91335
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1982
Construction
TILT-UP CONCRETE
Total area
12,594 SF
Lot
0.51 ac (22,411 SF)
Zoning code
LAC2
APN
2127-011-022
UPID
US09-6332587
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
-
DC Cafe Donuts Bakery Discount Store
-
Brescia Pizza Pasta Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.91M
Owner & transaction history
Hekmat Holdings LLC · 20 yrs held
Hekmat Holdings LLC
since 2005
7 recorded transactions
Zoning & alternative use
LAC2 · Reseda, 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 Los Angeles submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Los Angeles 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$4,095,000
Current use
COMMERCIAL (GENERAL)
$3,775,000
Change: -8% · Conversion: Easy
INDUSTRIAL (GENERAL)
$3,565,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$2.91M
Range $2.62M – $3.20M · ±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
$231 / 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
$41,944
Tax year 2024
Assessed value
$3,265,848
Assessed 2024
Previous assessed
$3,265,848
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$1,708,184
Assessed improvement
$1,557,664
Applied tax rate
8.0000
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
For Lease
Year built
1982
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
12,594 SF
Lot
0.51 ac (22,411 SF)
Zoning code
LAC2
APN
2127-011-022
UPID
US09-6332587
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Reseda, CA
Zoning LAC2 · permitted uses
LAC2 · Reseda, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Reseda. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$4.1M
COMMERCIAL (GENERAL)
Est. value
$3.8M
INDUSTRIAL (GENERAL)
Est. value
$3.6M
RETAIL STORES Current
COMMERCIAL (GENERAL)
INDUSTRIAL (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
1982
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.51 ac
Current owner
From public records · entity-resolved
Hekmat Holdings LLC
Entity
Mailing address
16133 VENTURA BLVD STE #670, ENCINO, CA 91436-2434
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 13, 2025
—
Hekmat Holdings LLC
—
Deed
related
$2,000,000 · California Cu
Sep 1, 2005
—
Hekmat Holdings LLC
Gol Family Trust
Grant Deed
$2,000,000 · Citibank West Fsb
Feb 13, 2003
—
Niloofar Darvish
Darvish,soheil
Quit Claim Deed
related
—
Feb 13, 2003
$2,300,000
Gol,tr
Armacost/saltair Associates
Grant Deed
—
Mar 31, 1988
$124,681
Saltair Assoc Armacost
Unknown
Grant Deed
—
Mar 31, 1988
$124,682
Ins Standard
Rlb
Trustees Deed
—
Mar 31, 1988
$2,516,000
Westwood Finl
Stand
Trustees Deed
related
$1,510,000 · Standard Insurance Co
Mar 31, 1988
$1,006,000
Saltair Armacost
Westw
Trustees Deed
related
—
—
—
Armacost/saltair Associates
—
Deed Of Trust
related
$1,435,000 · Standard Insurance Co
—
—
Gol,tr
—
Deed Of Trust
related
$750,000 · Trifish LLC
—
—
Gol,tr
—
Deed Of Trust
related
$1,380,000 · Centerbank
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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