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Property profile & analytics
OFF-MARKET
Estimated value
$7,500,000
Retail space
24200 Lyons Ave Santa Clarita, CA 91321-2343
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9943203
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1966
Construction
TILT-UP CONCRETE
Total area
30,090 SF
Lot
2.62 ac (114,125 SF)
Zoning code
SCCP
APN
2825-016-132
UPID
US09-9943203
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
-
99 Cents Only Stores Discount Store
-
ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.50M
CAP Approach
CAP
$7.45M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.50M
Owner & transaction history
Rcca Enterprises 2 INC · 1 yrs held
Rcca Enterprises 2 INC
since 2024
Last sale
$7.5M
7 recorded transactions
Zoning & alternative use
SCCP · Santa Clarita, 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 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
$7,500,000
ML approach
$7,500,000
CAP Approach
CAP Return
Estimation
6%
$8,070,000
6.5%
$7,450,000
7%
$6,920,000
Alternative Use
Use
Estimation
RETAIL STORES
$12,440,000
Current use
AUTO REPAIR, GARAGE
$12,260,000
Change: -1% · Conversion: Difficult
OFFICE BUILDING
$11,925,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$7.50M
Range $6.75M – $8.25M · ±10% · vs last sale $7.50M (Jul 25 2024)
Last sale anchor
$7.50M
Jul 25 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
$249 / 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
$96,457
Tax year 2024
Assessed value
$6,760,000
Assessed 2024
Previous assessed
$6,760,000
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$3,960,000
Assessed improvement
$2,800,000
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
1966
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
30,090 SF
Lot
2.62 ac (114,125 SF)
Zoning code
SCCP
APN
2825-016-132
UPID
US09-9943203
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SCCP · Santa Clarita, CA
Zoning SCCP · permitted uses
SCCP · 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
$12.4M
AUTO REPAIR, GARAGE
Est. value
$12.3M
OFFICE BUILDING
Est. value
$11.9M
RETAIL STORES Current
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
1966
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
2.62 ac
Current owner
From public records · entity-resolved
Rcca Enterprises 2 INC
Entity
Mailing address
44811 DATE AVE #87, LANCASTER, CA 93534-3136
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 25, 2024
$7,500,000
Rcca Enterprises 2 INC
24200 Lyons LLC
Grant Deed
$4,000,000 · 24200 Lyons LLC
Oct 18, 2023
$6,760,000
24200 Lyons LLC
Jerick Hacobian
Grant Deed
—
Feb 5, 2021
—
Jerick Hacobian
—
Deed
related
$3,200,000 · City National Bank
Feb 15, 2017
—
Jerick Hacobian
—
Deed
related
$3,300,000 · East West Bank
Dec 1, 2016
—
Jerick Hacobian
Hacobian,hilda
Quit Claim Deed
related
—
Dec 1, 2016
$5,665,000
Jerick Hacobian
Niki Valencia LP
Grant Deed
—
Oct 7, 2016
$4,953,000
Niki Valencia LP
99 Cents Only Stores LLC
Grant Deed
—
Apr 1, 2011
$4,700,000
Only Stores 99
Brown Elliot Trust
Grant Deed
—
Jun 15, 2010
—
Brown Leo & Elliot 1988 Trust
Brown Leo & E 1988 Trust
Quit Claim Deed
related
—
Mar 7, 2006
—
Brown Elliot Trust
Trust 66-111-11-5028660
Quit Claim Deed
related
—
Jul 26, 2005
—
Trust 66-111-11-5028660
Trust 10-10-049-5028660
Quit Claim Deed
—
—
—
99 Cents Only Stores LLC
—
Deed Of Trust
related
$185,000,000 · Royal Bk/canada
—
—
99 Cents Only Stores LLC
—
Deed Of Trust
related
$625,000,000 · Royal Bk/canada
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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