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18601 Sherman Way, Los Angeles, CA 91335
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Property summary
AI-generated overview
This 8,304 square foot retail strip center, located at 18601 Sherman Way in Los Angeles, CA 91335, presents a fantastic opportunity for businesses seeking high-visibility locations. Built in 1986, the property sits on a 0.4-acre lot and offers ample parking with 20 spaces. The center is zoned C2-2 and boasts strong demographics, with over 45,000 vehicles passing daily. Its strategic location at a signalized intersection provides excellent visibility and accessibility. Currently, there are 3,004 square feet of vacant space available, divisible into units as small as 1,252 square feet, with a maximum contiguous space of 1,252 square feet. The property benefits from its proximity to established businesses such as McDonald's, UPS, AutoZone, and Vallarta Supermarket, creating a synergistic retail environment. This is an ideal opportunity for businesses seeking a well-located, established retail space in a high-traffic area of Los Angeles. The property features multiple tenancies and offers a strong foundation for growth and success. Interested parties should inquire about lease terms and availability.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1986
Total area
8,220 SF
Lot
0.4 ac (17,298 SF)
Zoning code
LAC2
APN
2118-027-012
UPID
US09-7864747
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Restaurant
-
Courier Service Postal Service
-
(Bike/Boat/Book/etc) Store
-
Cafe & Coffee Shop
-
Hair Salon Nail Salon
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.09M
Owner & transaction history
since 2016
2 recorded transactions
Zoning & alternative use
LAC2 · Reseda, CA
Top alternative use upside
Neighborhood: shopping center
$3.5M
+30.3%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 5 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.09M
Value range
$1.88M – $2.30M
±10% around blend
Estimated value / SF
$254 / SF
Confidence
High
5 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
50
Income certainty
100
$1.88M
blend $2.09M
$2.30M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
8,220 SF
Lot area
0.4 ac
Year built
1986
Stories
1
APN
2118-027-012
Zoning
LAC2
Assessed value
$2,838,878
Annual tax
$35,821
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$35,821
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$3.25M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.4 mi away · 9,092 SF
5.1 mi away · 9,000 SF
7.1 mi away · 6,169 SF
8.1 mi away · 6,646 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.09M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 33 sales
$325
-22%
Submarket 1199 sales
$411
-38%
County 3566 sales
$383
-34%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $254/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Neighborhood: Shopping Center
Gross theoretical uplift
+30%
vs current-use indication
Retail Stores · current use
Commercial (general)
Industrial (general)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.75M
Move the market yield to see immediate price impact.
Value / SF
$335
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$173k
$3.47M
$2.48M
$1.93M
$193k
$3.85M
$2.75M
$2.14M
$212k
$4.24M
$3.03M
$2.36M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$1.15M
3.2 mi · Nov 2025 · $181/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$35,821
Tax year 2024
Assessed value
$2,838,878
Assessed 2024
Previous assessed
$2,838,878
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$1,934,306
Assessed improvement
$904,572
Applied tax rate
8.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
1986
Heating
NONE
Cooling
YES
Stories
1
Total area
8,220 SF
Lot
0.4 ac (17,298 SF)
Zoning code
LAC2
APN
2118-027-012
UPID
US09-7864747
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Reseda, CAZoning LAC2 · permitted uses
LAC2 · Reseda, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1986
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.4 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
LAC2
Jurisdiction
Reseda, CA
Recorded code
LAC2
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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