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Property profile & analytics
FOR SALE
Office buildings
2450 Tapo St Simi Valley, CA 93063
Entity Owned
4-yr Hold
Free & Clear
Property ID
US10-1453606
For Sale
1 / 18
$4,343,600
2450 Tapo St, Simi Valley, CA 93063
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Total area
10,654 SF
Lot
1.1 ac (47,916 SF)
Zoning code
CPD
APN
625-0-081-220
UPID
US10-1453606
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
-
NFP, an Aon company Insurance Agency
-
National Entertainment Law Corporation Law Firm
-
Insurance West Corporation: Garner Ross Insurance Agency
-
Insurance West Corporation: La Rue Rick Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.17M
CAP Approach
CAP
$2.73M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.03M
Owner & transaction history
Lyp Investment LLC · 4 yrs held
Lyp Investment LLC
since 2022
Last sale
$3.9M
6 recorded transactions
Zoning & alternative use
CPD · Simi Valley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.2M
+26.4%
Neighborhood: shopping center
$4.5M
+9.7%
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 Simi Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Simi Valley 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
$4,080,000
ML approach
$4,170,000
CAP Approach
CAP Return
Estimation
6%
$2,950,000
6.5%
$2,725,000
7%
$2,530,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,070,000
Current use
RESTAURANT
$5,150,000
Change: +26% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$4,465,000
Change: +10% · Conversion: Difficult
MEDICAL BUILDING
$4,050,000
Change: -1% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,990,000
Change: -2% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,580,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$4.03M
Range $3.63M – $4.43M · ±10% · vs last sale $3.93M (May 20 2022)
Last sale anchor
$3.93M
May 20 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
$378 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$43,759
Tax year 2023
Assessed value
$4,088,772
Assessed 2024
Previous assessed
$4,008,600
+2.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$1,664,640
Assessed improvement
$2,424,132
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
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
1985
Heating
NONE
Rooms
2
Total area
10,654 SF
Lot
1.1 ac (47,916 SF)
Zoning code
CPD
APN
625-0-081-220
UPID
US10-1453606
Jurisdiction
VENTURA
Zoning & alternative use
CPD · Simi Valley, CA
Zoning CPD · permitted uses
CPD · Simi Valley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Simi Valley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$4.1M
RESTAURANT
Est. value
$5.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.5M
MEDICAL BUILDING
Est. value
$4.1M
AUTO REPAIR, GARAGE
Est. value
$4.0M
COMMERCIAL (GENERAL)
Est. value
$3.6M
OFFICE BUILDING Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1985
Heating
NONE
Rooms
2
Lot
1.1 ac
Current owner
From public records · entity-resolved
Lyp Investment LLC
Entity
Free & Clear · 4 yrs held
Mailing address
405 SAN ANTONIO RD, ARCADIA, CA 91007-3007
Ownership since
2022
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
Aug 12, 2022
—
Lyp Investment LLC
—
Deed
related
$2,100,000 · Ctbc Bank Corp USA
May 20, 2022
$3,930,000
Lyp Investment LLC
Tapo Building LLC
Grant Deed
—
Nov 29, 2017
—
Tapo Building LLC
2450 Tapo LLC
Quit Claim Deed
related
—
Nov 29, 2007
—
2450 Tapo LLC
Sulzinger,robert F & Doris A
Grant Deed
—
Feb 4, 2005
$946,000
Robert F Sulzinger
Peter G Crecion
Grant Deed
$1,290,000 · California Oaks State Bank
May 11, 1993
$865,000
Crecion,trust
Simi Valley Ptsh
Grant Deed
—
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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