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Property profile & analytics
OFF-MARKET
Estimated value
$715,000
Super regional malls
22815 Victory Blvd West Hills, CA 91307-3952
Entity Owned
Free & Clear
Property ID
US09-6216477
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1989
Construction
WOOD
Total area
4,845 SF
Lot
0.5 ac (21,903 SF)
Zoning code
LAC2
APN
2038-040-019
UPID
US09-6216477
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
-
Cafe Rio Fresh Modern Mexican Take-out & Catering Catering Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$715k
Owner & transaction history
B10 Mountain A La LP
B10 Mountain A La LP
since 2026
7 recorded transactions
Zoning & alternative use
LAC2 · 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
$148 / 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
$45,098
Tax year 2024
Assessed value
$3,629,505
Assessed 2024
Previous assessed
$3,629,505
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$921,316
Assessed improvement
$2,708,189
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1989
Construction
WOOD
Heating
NONE
Cooling
OTHER
Stories
1
Units
1
Total area
4,845 SF
Lot
0.5 ac (21,903 SF)
Zoning code
LAC2
APN
2038-040-019
UPID
US09-6216477
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · West Hills, CA
Zoning LAC2 · permitted uses
LAC2 · 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
1989
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
0.5 ac
Current owner
From public records · entity-resolved
B10 Mountain A La LP
Entity
Free & Clear · 0 yrs held
Mailing address
PO BOX 130339, CARLSBAD, CA 92013-0339
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 3, 2026
—
B10 Mountain A La LP
Roic California LLC
Deed
related
—
Feb 27, 2025
—
B10 Mountain A La LP
—
Deed
related
—
Feb 21, 2025
—
B10 Mountain A La LP
Roic California LLC
Grant Deed
—
Jun 13, 2014
$210,000,000
Roic California LLC
Fallbrook Square Partners LP
Grant Deed
—
Jan 26, 2010
—
Fallbrook Square Partners LP
—
Deed Of Trust
related
$225,000,000 · Principal Life Insurance Co
Dec 1, 1997
—
Ggp Limited Parthnership
—
Deed Of Trust
related
—
Apr 15, 1993
—
Fallbrook Square Partners
—
Deed Of Trust
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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