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Property profile & analytics
OFF-MARKET
Estimated value
$6,180,000
Office buildings
25101 The Old Rd, Valencia, CA 91381-2206
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0082078
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1998
Construction
WOOD
Total area
23,388 SF
Lot
1.41 ac (61,454 SF)
APN
2826-039-020
UPID
US10-0082078
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
$6.40M
CAP Approach
CAP
$5.06M
Comparable Approach
Comparable
$5.17M
Blend (final)
Blend
$6.18M
Owner & transaction history
25101 The Old Road LLC · 3 yrs held
25101 The Old Road LLC
since 2022
Last sale
$7.1M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$9.7M
+4.3%
Auto repair, garage
$9.5M
+2.8%
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 Valencia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Valencia 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
$6,255,000
ML approach
$6,395,000
CAP Approach
CAP Return
Estimation
6%
$5,480,000
6.5%
$5,060,000
7%
$4,695,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$9,270,000
Current use
RETAIL STORES
$9,665,000
Change: +4% · Conversion: Moderate
AUTO REPAIR, GARAGE
$9,530,000
Change: +3% · Conversion: Difficult
WAREHOUSE, STORAGE
$7,435,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$6.18M
Range $5.56M – $6.80M · ±10% · vs last sale $7.10M (Sep 30 2022)
Last sale anchor
$7.10M
Sep 30 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
$264 / 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
$103,357
Tax year 2024
Assessed value
$7,242,000
Assessed 2024
Previous assessed
$7,242,000
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$3,672,000
Assessed improvement
$3,570,000
Applied tax rate
15.0000
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 (MULTI-STORY)
Status
Off-Market
Year built
1998
Construction
WOOD
Heating
NONE
Stories
2
Total area
23,388 SF
Lot
1.41 ac (61,454 SF)
APN
2826-039-020
UPID
US10-0082078
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$9.3M
RETAIL STORES
Est. value
$9.7M
AUTO REPAIR, GARAGE
Est. value
$9.5M
WAREHOUSE, STORAGE
Est. value
$7.4M
OFFICE BUILDING Current
RETAIL STORES
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
1998
Construction
WOOD
Heating
NONE
Stories
2
Lot
1.41 ac
Current owner
From public records · entity-resolved
25101 The Old Road LLC
Entity
Mailing address
28015 SMYTH DR, VALENCIA, CA 91355-4023
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 30, 2022
$7,100,000
25101 The Old Road LLC
Abg Real Estate Holdings INC
Grant Deed
$3,905,000 · Mission Valley Bank
Sep 30, 2022
—
Frederick K Arnold
—
Deed
related
$1,245,000 · Aqua Haven Investments LLC
Nov 29, 2016
—
Abc Real Estate Holdings INC
Abc Insurance Services INC
Quit Claim Deed
—
Jul 17, 1998
—
Abc Real Estate Holdings INC
—
Grant Deed
related
$2,100,000 · Union Bank Of California
Apr 20, 1998
—
Abc Ins Servs
Ohare,j E & A E
Grant Deed
related
—
Jan 15, 1997
—
John E O'hare
Larwin Co
Grant Deed
related
—
—
—
Abc Insurance Services INC
—
Deed Of Trust
related
$2,050,000 · Union Bank Of California
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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