Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$1,470,000
Gas stations
22805 Vanowen St West Hills, CA 91307
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6512493
Property profile
Verified
Property type
Gas stations
Use group
SERVICE STATION (FULL SERVICE)
Year built
1969
Total area
1,596 SF
Lot
0.51 ac (22,412 SF)
Zoning code
LAC4
APN
2026-008-033
UPID
US09-6512493
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
$1.53M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.47M
Owner & transaction history
Azniv Hanesoghlian · 1 yrs held
Azniv Hanesoghlian
since 2025
Last sale
$1.5M
7 recorded transactions
Zoning & alternative use
LAC4 · 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
Method
Estimation
Statistic approach
$1,330,000
ML approach
$1,525,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.47M
Range $1.32M – $1.62M · ±10% · vs last sale $1.51M (Mar 8 2022)
Last sale anchor
$1.51M
Mar 8 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
$921 / 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
$33,045
Tax year 2024
Assessed value
$2,616,777
Assessed 2024
Previous assessed
$2,616,777
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$2,206,211
Assessed improvement
$410,566
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
Gas stations
Use group
SERVICE STATION (FULL SERVICE)
Status
Off-Market
Year built
1969
Heating
NONE
Stories
1
Total area
1,596 SF
Lot
0.51 ac (22,412 SF)
Zoning code
LAC4
APN
2026-008-033
UPID
US09-6512493
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC4 · West Hills, CA
Zoning LAC4 · permitted uses
LAC4 · 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
1969
Heating
NONE
Stories
1
Lot
0.51 ac
Current owner
From public records · entity-resolved
Azniv Hanesoghlian
Individual
Mailing address
343 PIONEER DR UNIT #1704, GLENDALE, CA 91203-2740
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 28, 2025
—
Azniv Hanesoghlian
Mihran Mike Yenokyan
Deed
—
Mar 8, 2022
—
Rami Nino
Nasrin Shakeri Nino
Intrafamily Transfer
related
—
Jun 27, 2012
—
Yenokyan M & Hanesoghlian A Trust
Yenokyan,mihran
Quit Claim Deed
related
—
Dec 22, 2011
$300,000
Mihran M Yenokyan
Nino A E & N S Trust
Quit Claim Deed
related
—
Apr 6, 2011
—
Nino A E & N S Ab Living Trust
Nino,antone E & Nasrin S
Quit Claim Deed
related
—
Apr 4, 2008
$1,510,000
Antone Nino
Conocophillips
Grant Deed
$1,208,000 · Pacific City Bank
Dec 29, 2000
—
Operating Tosco
Clover Trust 1997-1,
Quit Claim Deed
related
—
Apr 4, 1997
—
Clover Trust
Union Oil Co Of Ca
Grant Deed
related
—
Jun 26, 1989
$620,000
Union Oil Co
Unknown
Grant Deed
—
—
—
Antone Nino
—
Deed Of Trust
related
$175,000 · Conocophillips Co
—
—
Antone Nino
—
Deed Of Trust
related
$125,000 · Conocophillips Co
—
—
Antone Nino
—
Deed Of Trust
related
$125,000 · Conocophillips Co
—
—
Antone Nino
—
Deed Of Trust
related
$200,000 · Conocophillips Co
Jul 10, 1961
—
—
—
Grant 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 22805 Vanowen St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
