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Property profile & analytics
OFF-MARKET
Estimated value
$765,000
Drive through restaurants
2021 Glenoaks Blvd San Fernando, CA 91340-1624
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US10-0047040
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
1978
Construction
WOOD
Total area
1,943 SF
Lot
0.47 ac (20,285 SF)
Zoning code
SFC2*
APN
2517-013-014
UPID
US10-0047040
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
-
Del Taco Restaurant Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$695k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$765k
Owner & transaction history
Rsborn LLC · 3 yrs held
Rsborn LLC
since 2022
Last sale
$820,008
7 recorded transactions
Zoning & alternative use
SFC2* · San Fernando, 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 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
$720,000
ML approach
$695,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,265,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,185,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$765k
Range $689k – $842k · ±10% · vs last sale $820k (Sep 27 2022)
Last sale anchor
$820k
Sep 27 2022
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
$394 / 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
$24,655
Tax year 2024
Assessed value
$1,754,400
Assessed 2024
Previous assessed
$1,754,400
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$1,050,600
Assessed improvement
$703,800
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
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Status
Off-Market
Year built
1978
Construction
WOOD
Heating
NONE
Cooling
OTHER
Stories
1
Units
1
Bathrooms
2
Total area
1,943 SF
Lot
0.47 ac (20,285 SF)
Zoning code
SFC2*
APN
2517-013-014
UPID
US10-0047040
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SFC2* · San Fernando, CA
Zoning SFC2* · permitted uses
SFC2* · San Fernando, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Fernando. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
RESTAURANT Current
NEIGHBORHOOD: SHOPPING CENTER
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
1978
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Bathrooms
2
Lot
0.47 ac
Current owner
From public records · entity-resolved
Rsborn LLC
Entity
Mailing address
2021 GLENOAKS BLVD, SAN FERNANDO, CA 91340-1624
Mailing matches property
Yes
Owner-occupied
Yes
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
24 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 5, 2026
—
Rsborn LLC
—
Deed
related
$400,000
Nov 1, 2022
—
Rsborn LLC
—
Deed
related
$349,000 · Business Finance Capital
Sep 27, 2022
$820,000
Rsborn LLC
2021 Glenoaks LLC
Grant Deed
$421,000 · Bank Of Southern California NA
Sep 10, 2018
—
2021 Glenoaks LLC
—
Deed
related
$650,000 · Sepetjian Childrens Trust (ct)
Aug 16, 2013
$900,000
2021 Glenoaks LLC
Armens Ents LLC
Grant Deed
$750,000 · Eh National Bank
Jun 28, 2011
—
Armens Ents LLC
Mardirossian,garo
Quit Claim Deed
related
—
Nov 18, 2010
—
Jack Chorlian
Chorlian,dzaghik D
Quit Claim Deed
related
—
Jan 15, 2008
—
Raffi Momjian
Momjian Family Trust
Quit Claim Deed
related
—
Nov 13, 2006
—
Momjian Family Trust
—
Deed Of Trust
related
$2,100,000 · General Electric Capital Corp
Nov 15, 2004
—
Momjian Family Trust
Momjian,raffi
Quit Claim Deed
related
—
May 12, 2004
—
Raffi Momjian
Momjian,armen
Quit Claim Deed
related
—
May 15, 1998
—
Armen Momjian
Momjian,g & V
Quit Claim Deed
related
—
Jan 5, 1996
$80,000
Garo Momjian
Momjian,raffi
Grant Deed
related
—
Sep 2, 1994
$450,000
Momjian,raffi
Bucks Trust
Trustees Deed
$450,000 · Seller
—
—
Armen Momjian
—
Deed Of Trust
related
$300,000 · Founders National Bank
—
—
2021 Glenoaks LLC
—
Deed Of Trust
related
$650,000 · Sepetjian Childrens Trust (ct)
—
—
Raffi Momjian
—
Deed Of Trust
related
$552,000 · Hanmi Bank
—
—
Raffi Momjian
—
Deed Of Trust
related
$1,137,000 · Hanmi Bank
—
—
Raffi Momjian
—
Deed Of Trust
related
$342,000 · Hanmi Bank
—
—
Raffi Momjian
—
Deed Of Trust
related
$1,007,000 · Hanmi Bank
—
—
Raffi Momjian
—
Deed Of Trust
related
$450,000 · Fisher Trust
—
—
Raffi Momjian
—
Deed Of Trust
related
$60,700 · Us Small Business Admn
—
—
Raffi Momjian
—
Deed Of Trust
related
$60,700 · Us Small Business Admn
—
—
Momjian Family Trust
—
Deed Of Trust
related
$580,000 · Wells Fargo Bank
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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