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Property profile & analytics
OFF-MARKET
Estimated value
$5,000,000
Office buildings
20500 Nordhoff St Chatsworth, CA 91311-6113
Entity Owned
2-yr Hold
Free & Clear
Property ID
US09-8605104
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1980
Construction
TILT-UP CONCRETE
Total area
21,784 SF
Lot
1.08 ac (47,142 SF)
Zoning code
LAMR2
APN
2780-001-049
UPID
US09-8605104
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
-
Raining giants Film Production
-
Happy Valley Therapeutics Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.76M
Blend (final)
Blend
$5.00M
Owner & transaction history
Black Sea Enterprises INC · 2 yrs held
Black Sea Enterprises INC
since 2024
Last sale
$5.0M
7 recorded transactions
Zoning & alternative use
LAMR2 · Chatsworth, 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 Chatsworth submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Chatsworth 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
$5,000,000
ML approach
$5,000,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$6,965,000
Current use
COMMERCIAL (GENERAL)
$6,730,000
Change: -3% · Conversion: Easy
WAREHOUSE, STORAGE
$5,770,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$5.00M
Range $4.50M – $5.50M · ±10% · vs last sale $5.00M (May 20 2024)
Last sale anchor
$5.00M
May 20 2024
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
$230 / 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
$66,393
Tax year 2024
Assessed value
$5,202,000
Assessed 2024
Previous assessed
$5,202,000
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$3,329,280
Assessed improvement
$1,872,720
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
1980
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
21,784 SF
Lot
1.08 ac (47,142 SF)
Zoning code
LAMR2
APN
2780-001-049
UPID
US09-8605104
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAMR2 · Chatsworth, CAZoning LAMR2 · permitted uses
LAMR2 · Chatsworth, 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
OFFICE BUILDING Current
Est. value
$7.0M
COMMERCIAL (GENERAL)
Est. value
$6.7M
WAREHOUSE, STORAGE
Est. value
$5.8M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1980
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.08 ac
Current owner
From public records · entity-resolved
Black Sea Enterprises INC
Entity
Free & Clear · 2 yrs held
Mailing address
20501 VENTURA BLVD STE #162, WOODLAND HILLS, CA 91364-2380
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
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
May 20, 2024
$4,392,122
Black Sea Enterprises INC
20500 Nordhoff LLC
Trustees Deed
related
—
Nov 24, 2021
—
Ruben Kachian
Golden Hands Management LLC
Grant Deed
—
Nov 24, 2021
$5,000,000
20500 Nordhoff LLC
Ruben Kachian
Grant Deed
$3,850,000 · Black Sea Enterprises INC
Oct 20, 2021
—
Golden Hands Managment LLC
Ruben Kachian
Grant Deed
—
Jul 19, 2019
—
Ruben Kachian
Kachian Ruben Trust
Quit Claim Deed
related
$1,500,000 · Olive Street Invtrs II LP
Oct 17, 2018
—
Kachian,ruben Trust
—
Deed
related
$1,035,000 · Pelican Holdings LLC
Nov 2, 2017
$3,000,000
Ruben Kachian
Nordhoff 26 LLC
Grant Deed
$2,000,000 · The Evergreen Advantage LLC
Sep 9, 2015
$2,852,000
Nordhoff 26 LLC
Nordhoff Chatsworth Portfolio LLC
Grant Deed
$6,400,000 · California Republic Bank
Nov 4, 2005
$15,619,000
Chatsworth Portfolio Nordhoff
Nordhoff Investment Co LLC
Grant Deed
—
Jul 14, 2005
—
Nordhoff Investment Co LLC
Nordhoff Industrial Complex
Grant Deed
$9,000,000 · Greenwich Capital Financial Product
—
—
Kachian,ruben Trust
—
Deed Of Trust
related
$1,035,000 · Pelican Holdings LLC
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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