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Property profile & analytics
OFF-MARKET
Estimated value
$4,950,000
Retail space
20021 Roscoe Blvd Winnetka, CA 91306-1617
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6325260
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1986
Construction
TILT-UP CONCRETE
Total area
17,670 SF
Lot
0.92 ac (39,858 SF)
Zoning code
LAC2
APN
2782-009-127
UPID
US09-6325260
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
-
Farmers Insurance - Gevorg Vardanyan Insurance Agency
-
Ameci Pizza & Pasta Restaurant
-
Jaltepec Restaurant Restaurant
-
Roswinn Pet Hospital Veterinary Clinic
-
Video Hut Electronics & Wireless Store (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.02M
Comparable Approach
Comparable
$3.91M
Blend (final)
Blend
$4.95M
Owner & transaction history
Tokal LLC · 6 yrs held
Tokal LLC
since 2019
5 recorded transactions
Zoning & alternative use
LAC2 · Winnetka, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$8.2M
+5.5%
Medical building
$8.0M
+3.6%
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 Winnetka submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winnetka 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%
$6,515,000
6.5%
$6,015,000
7%
$5,585,000
Alternative Use
Use
Estimation
RETAIL STORES
$7,750,000
Current use
AUTO REPAIR, GARAGE
$8,175,000
Change: +5% · Conversion: Difficult
MEDICAL BUILDING
$8,030,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$4.95M
Range $4.46M – $5.45M · ±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
$280 / 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
$92,874
Tax year 2024
Assessed value
$7,451,802
Assessed 2024
Previous assessed
$7,451,802
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$5,843,500
Assessed improvement
$1,608,302
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
Off-Market
Year built
1986
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
17,670 SF
Lot
0.92 ac (39,858 SF)
Zoning code
LAC2
APN
2782-009-127
UPID
US09-6325260
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Winnetka, CAZoning LAC2 · permitted uses
LAC2 · Winnetka, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$7.8M
AUTO REPAIR, GARAGE
Est. value
$8.2M
MEDICAL BUILDING
Est. value
$8.0M
RETAIL STORES Current
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
1986
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.92 ac
Current owner
From public records · entity-resolved
Tokal LLC
Entity
Mailing address
11702 COCHISE PL, CHATSWORTH, CA 91311-8617
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 19, 2019
$6,950,000
Tokal LLC
Nalbandian Associates Of California
Grant Deed
$1,600,000 · City National Bank
Dec 17, 1992
$117,900
John P Gudelj
Nalbamdian,maria
Grant Deed
$112,000 · First Nationwide Bank
—
—
Nabandian Associates Californi
—
Deed Of Trust
related
$200,000 · Nalbandian Associates
—
—
Nalbandian Associates
—
Deed Of Trust
related
$200,000 · Individual
—
—
Nabandian Associates Californi
—
Deed Of Trust
related
$175,000 · A & R
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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