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Property profile & analytics
OFF-MARKET
Estimated value
$4,555,000
Medical Office Space
22110 Roscoe Blvd, West Hills, CA 91304-3845
Individually Owned
18-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7734377
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1984
Construction
WOOD
Total area
26,122 SF
Lot
0.69 ac (29,846 SF)
Zoning code
LACR
APN
2012-002-019
UPID
US09-7734377
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.56M
Owner & transaction history
Vatche B Kalaidjian · 18 yrs held
Vatche B Kalaidjian
since 2007
3 recorded transactions
Zoning & alternative use
LACR · West Hills, 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 West Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Hills 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$174 / 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
$70,965
Tax year 2024
Assessed value
$5,627,524
Assessed 2024
Previous assessed
$5,627,524
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$2,060,418
Assessed improvement
$3,567,106
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1984
Construction
WOOD
Heating
NONE
Total area
26,122 SF
Lot
0.69 ac (29,846 SF)
Zoning code
LACR
APN
2012-002-019
UPID
US09-7734377
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LACR · West Hills, CA
Zoning LACR · permitted uses
LACR · West Hills, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
West Hills. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1984
Construction
WOOD
Heating
NONE
Lot
0.69 ac
Current owner
From public records · entity-resolved
Vatche B Kalaidjian
Individual
Mailing address
504 N LOUISE ST APT #1, GLENDALE, CA 91206-2215
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 28, 2007
$7,990,000
Vatche B Kalaidjian
Westmont Properties Ltd
Grant Deed
$7,056,573 · Clariden Leu Ltd
May 10, 1989
$4,275,000
Devaco Props
Amer Deferred Ex
Trustees Deed
—
May 10, 1989
$518,000
Amer Deferred Ex
West Park Medica
Trustees 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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