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Property profile & analytics
OFF-MARKET
Estimated value
$8,725,000
Assisted living facilities
18855 Victory Blvd Reseda, CA 91335-6445
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9711103
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2001
Construction
WOOD
Total area
273,911 SF
Lot
8.4 ac (365,971 SF)
Zoning code
LARA
APN
2127-001-014
UPID
US09-9711103
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
-
SHELDON S BALL Physician
-
Los Angeles Jewish Home Charitable Organization Social Service Agency
-
Lydia K. Wilson, GNP Physician
-
Mairead Torsney-Weir Physician
-
Hangnga Vu Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.73M
Owner & transaction history
Spectrum Pacific West LLC · 3 yrs held
Spectrum Pacific West LLC
since 2023
7 recorded transactions
Zoning & alternative use
LARA · 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 Reseda submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Reseda 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$32 / 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
$28,077
Tax year 2024
Assessed value
$80,347,428
Assessed 2024
Previous assessed
$80,347,428
+0.0% YoY
Effective rate
0.03%
On assessed value
Assessed land
$2,026,350
Assessed improvement
$78,321,078
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2001
Construction
WOOD
Heating
NONE
Buildings
5
Stories
1
Units
328
Bathrooms
126
Total area
273,911 SF
Lot
8.4 ac (365,971 SF)
Zoning code
LARA
APN
2127-001-014
UPID
US09-9711103
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LARA · Reseda, CA
Zoning LARA · permitted uses
LARA · 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.
Building & site characteristics
From public records
Year built
2001
Construction
WOOD
Heating
NONE
Stories
1
Buildings
5
Units
328
Bathrooms
126
Lot
8.4 ac
Current owner
From public records · entity-resolved
Spectrum Pacific West LLC
Entity
Mailing address
6440 WILBUR AVE, RESEDA, CA 91335-5934
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Mar 13, 2023
—
Spectrum Pacific West LLC
Eisenberg Village Of Los Angeles Je
Agreement Of Sale
—
Oct 14, 2020
—
Los Angeles Jewish Homes For The Ag
—
Deed
related
$37,275,000 · California Statewide Communities Develop
Sep 23, 2019
—
Eisenberg Vlg Of The Los Angeles
—
Deed
related
—
Aug 6, 2019
—
Jha West 16 LLC
—
Deed
related
$13,785 · Statewide Health Planning And Developmen
Aug 26, 2014
—
Jha W 16 LLC
—
Grant Deed
related
$115,605,000 · Baltimore Cmnty Dev Fin
—
—
Eisenberg Village Of Los Angeles
—
Deed Of Trust
related
$71,155,000 · Office/stwd Hlth Plng & Dev/ca
—
—
Eisenberg Vlg Of The Los Angeles
—
Deed Of Trust
related
—
—
—
Fountainview Of Eisenberg Village
—
Deed Of Trust
related
$59,595,000 · Office/statewide Health Planni
—
—
Eisenberg Village Of Los Angel
—
Deed Of Trust
related
—
—
—
Eisenberg Village Of Los Angeles
—
Deed Of Trust
related
—
Jan 1, 1964
—
Victory Village Of The Jewish Homes
—
Grant Deed
related
—
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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