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Property profile & analytics
OFF-MARKET
Estimated value
$1,440,000
Office buildings
1925 1st St San Fernando, CA 91340-2609
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6813468
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1956
Construction
TILT-UP CONCRETE
Total area
3,570 SF
Lot
0.12 ac (5,315 SF)
Zoning code
SFM1*
APN
2520-002-021
UPID
US09-6813468
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
-
A Thread Ahead., Inc. Production Facility Textile Manufacturer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.43M
CAP Approach
CAP
$1.28M
Comparable Approach
Comparable
$931k
Blend (final)
Blend
$1.44M
Owner & transaction history
1925 1st Street Investment LLC · 5 yrs held
1925 1st Street Investment LLC
since 2021
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
SFM1* · San Fernando, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
code of ordinances
Top alternative use upside
Neighborhood: shopping center
$2.2M
+35.7%
Auto repair, garage
$1.7M
+3.1%
Medical building
$1.6M
+1.4%
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 San Fernando submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Fernando 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
$1,475,000
ML approach
$1,425,000
CAP Approach
CAP Return
Estimation
6%
$1,385,000
6.5%
$1,280,000
7%
$1,190,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,600,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,175,000
Change: +36% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,650,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$1,625,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$1.44M
Range $1.30M – $1.58M · ±10% · vs last sale $1.43M (May 11 2021)
Last sale anchor
$1.43M
May 11 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
$403 / 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
$21,058
Tax year 2024
Assessed value
$1,514,342
Assessed 2024
Previous assessed
$1,514,342
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$636,724
Assessed improvement
$877,618
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1956
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
3,570 SF
Lot
0.12 ac (5,315 SF)
Zoning code
SFM1*
APN
2520-002-021
UPID
US09-6813468
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SFM1* · San Fernando, CAZoning SFM1* · permitted uses
SFM1* · San Fernando, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
code of ordinances
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$1.6M
OFFICE BUILDING Current
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
1956
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.12 ac
Current owner
From public records · entity-resolved
1925 1st Street Investment LLC
Entity
Mailing address
14551 MORRISON ST, SHERMAN OAKS, CA 91403-2108
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 11, 2021
$1,427,000
1925 1st Street Investment LLC
Yurmov 14 LLC
Grant Deed
$632,500 · First Choice Bank
May 11, 2021
—
1925 1st Street Investment LLC
—
Deed
related
$515,000 · California Statewide Certified Developme
Dec 13, 2019
$305,000
Yurmov 14 LLC
Movses Movsisyan
Grant Deed
$400,000 · Golden State Bank
Nov 3, 2015
$650,000
Movses Movsisyan
Barmazel Family LP
Grant Deed
$390,000 · Velocity Com'l Cap
Oct 3, 2012
—
Barmazel Family LP
1925 1st Street LLC
Grant Deed
—
Nov 14, 2007
—
1925 1st Street LLC
Barmazel Family
Quit Claim Deed
related
—
Sep 5, 2006
—
Barmazel Family LP
William A Ackel
Grant Deed
$220,000 · Washington Mutual Bank
Aug 31, 2005
$114,000
August A Ackel
Ackel,charles R
Grant Deed
related
—
Jan 20, 1989
—
Ackel Norma
Ackel Norma Tr A
Quit Claim 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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