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Property profile & analytics
OFF-MARKET
Estimated value
$2,730,000
Retail space
22600 Lyons Ave Santa Clarita, CA 91321-2841
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9963157
Property summary
AI-generated overview
This exceptional 4,216 square foot freestanding retail building presents a unique investment opportunity in Santa Clarita's vibrant Old Town Newhall Arts & Entertainment District. Located on a prominent corner lot spanning 9,313 square feet, this single-story building is currently vacant, offering immediate occupancy for owner-users. Its strategic location directly across from Newhall Crossings, a thriving mixed-use development featuring 47 apartments, retail spaces, and a Laemmle movie theater, ensures high visibility and foot traffic. The property's proximity to the Newhall Library, Metrolink station, and a 372-space parking structure further enhances its appeal. There are no on-site parking requirements for this property. The property is zoned SCSP. Approved plans exist for a substantial 9,300 square foot, two-story restaurant expansion, providing significant potential for future development. The property's address is 22600 Lyons Ave, Santa Clarita, CA 91321, with APN 2865-017-001. This is a rare opportunity to acquire a prime retail space in a rapidly growing area. The asking price is $3,495,000.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1980
Construction
WOOD
Total area
4,216 SF
Lot
0.21 ac (9,311 SF)
Zoning code
SCSP
APN
2831-007-001
UPID
US09-9963157
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
-
Impalas Cars and Parts for sale Car Dealership
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.69M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.57M
Blend (final)
Blend
$2.73M
Owner & transaction history
Hyepars Holdings LLC · 4 yrs held
Hyepars Holdings LLC
since 2021
Last sale
$2.7M
6 recorded transactions
Zoning & alternative use
SCSP · Santa Clarita, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.9M
+10.0%
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 Santa Clarita submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Clarita 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
$2,740,000
ML approach
$2,690,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,745,000
Current use
MEDICAL BUILDING
$1,915,000
Change: +10% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,720,000
Change: -1% · Conversion: Difficult
OFFICE BUILDING
$1,670,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$2.73M
Range $2.46M – $3.00M · ±10% · vs last sale $2.74M (Dec 22 2021)
Last sale anchor
$2.74M
Dec 22 2021
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
$648 / 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
$36,121
Tax year 2024
Assessed value
$2,853,817
Assessed 2024
Previous assessed
$2,853,817
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$2,645,737
Assessed improvement
$208,080
Applied tax rate
9.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1980
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
4,216 SF
Lot
0.21 ac (9,311 SF)
Zoning code
SCSP
APN
2831-007-001
UPID
US09-9963157
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SCSP · Santa Clarita, CA
Zoning SCSP · permitted uses
SCSP · Santa Clarita, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Santa Clarita. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$1.7M
OFFICE BUILDING
Est. value
$1.7M
RETAIL STORES Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE 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
1980
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.21 ac
Current owner
From public records · entity-resolved
Hyepars Holdings LLC
Entity
Mailing address
10711 ROCKHURST AVE, SANTA ANA, CA 92705-6418
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 22, 2021
$2,743,000
Hyepars Holdings LLC
Mary Anne Amitin
Grant Deed
$1,900,000 · Qualfax INC
Jan 10, 2011
—
Amitin 2006 Trust
Amitin 2006 Living Trust
Quit Claim Deed
related
—
Nov 9, 2010
—
Mary A Amitin
Amitin,alan
Affidavit Of Death
related
—
Aug 15, 2006
—
Amitin 2006 Living Trust
Amitin,alan
Quit Claim Deed
related
—
Mar 22, 2006
—
Alan Amitin
Amitin Family 1989 Trust
Quit Claim Deed
related
—
Jan 19, 2006
—
Amitin Family 1989 Trust
Amitin Family 1989 Trust
Quit Claim 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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