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Property profile & analytics
OFF-MARKET
Estimated value
$2,905,000
Community centers
20060 Saticoy St Winnetka, CA 91306
Individually Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8261674
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Construction
WOOD
Total area
8,156 SF
Lot
0.32 ac (13,952 SF)
Zoning code
LAC2
APN
2115-003-036
UPID
US09-8261674
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
-
AAA Air Conditioning Hardware & Home Improvement HVAC Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.98M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.91M
Owner & transaction history
Faramarz Halimi · 4 yrs held
Faramarz Halimi
since 2022
7 recorded transactions
Zoning & alternative use
LAC2 · Winnetka, 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 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%
$3,220,000
6.5%
$2,975,000
7%
$2,760,000
Blend value · Realmo final
$2.91M
Range $2.61M – $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
$356 / 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
$44,898
Tax year 2024
Assessed value
$3,610,188
Assessed 2024
Previous assessed
$3,610,188
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$2,184,840
Assessed improvement
$1,425,348
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Construction
WOOD
Heating
NONE
Stories
1
Total area
8,156 SF
Lot
0.32 ac (13,952 SF)
Zoning code
LAC2
APN
2115-003-036
UPID
US09-8261674
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
Building & site characteristics
From public records
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.32 ac
Current owner
From public records · entity-resolved
Faramarz Halimi
Individual
Free & Clear · 4 yrs held
Mailing address
23349 CANZONET ST, WOODLAND HILLS, CA 91367-4111
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 7, 2023
—
20060 Saticoy Street LLC
—
Deed
related
$670,000 · East West Bank
May 4, 2022
—
Faramarz Halimi
Sohak Plaza LLC
Grant Deed
—
Aug 25, 2015
$550,000
Jan Halimi
Soleimani,jack
Grant Deed
$600,000 · Other Institutional Lenders
Jul 16, 2015
—
Jack Soleimani
Soleimani,joseph
Affidavit Of Death
related
—
Sep 20, 2002
—
Sohak Plaza
Halimi,f
Quit Claim Deed
related
—
Jun 26, 2001
—
Faramarz Halimi
Halimi,f
Quit Claim Deed
related
—
Nov 12, 1997
—
Jack Soleimani
Soleimani,r
Quit Claim Deed
related
—
—
—
Jan Halimi
—
Deed Of Trust
related
$385,000 · Standard Insurance Co
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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