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Property profile & analytics
OFF-MARKET
Estimated value
$12,250,000
Investment properties
25804 Hemingway Ave Stevenson Ranch, CA 91381-2319
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9960251
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1999
Construction
WOOD
Total area
29,945 SF
Lot
3.25 ac (141,683 SF)
Zoning code
LCA25*
APN
2826-052-036
UPID
US09-9960251
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
$12.25M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$15.16M
Blend (final)
Blend
$12.25M
Owner & transaction history
Commerce Plaza LLC · 2 yrs held
Commerce Plaza LLC
since 2024
Last sale
$12.3M
7 recorded transactions
Zoning & alternative use
LCA25* · Stevenson Ranch, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$19.5M
+110.8%
Medical building
$13.6M
+47.1%
Retail stores
$12.4M
+33.8%
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 Stevenson Ranch submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Stevenson Ranch 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
$12,250,000
ML approach
$12,250,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$9,250,000
Current use
RESTAURANT
$19,500,000
Change: +111% · Conversion: Difficult
MEDICAL BUILDING
$13,610,000
Change: +47% · Conversion: Easy
RETAIL STORES
$12,380,000
Change: +34% · Conversion: Easy
AUTO REPAIR, GARAGE
$12,200,000
Change: +32% · Conversion: Difficult
OFFICE BUILDING
$11,870,000
Change: +28% · Conversion: Easy
WAREHOUSE, STORAGE
$9,520,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$12.25M
Range $11.03M – $13.48M · ±10% · vs last sale $12.25M (Jun 17 2024)
Last sale anchor
$12.25M
Jun 17 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
$409 / 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
$148,713
Tax year 2024
Assessed value
$11,121,311
Assessed 2024
Previous assessed
$11,121,311
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$7,871,672
Assessed improvement
$3,249,639
Applied tax rate
10.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1999
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
3
Stories
1
Total area
29,945 SF
Lot
3.25 ac (141,683 SF)
Zoning code
LCA25*
APN
2826-052-036
UPID
US09-9960251
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCA25* · Stevenson Ranch, CA
Zoning LCA25* · permitted uses
LCA25* · Stevenson Ranch, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Stevenson Ranch. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$9.3M
RESTAURANT
Est. value
$19.5M
MEDICAL BUILDING
Est. value
$13.6M
RETAIL STORES
Est. value
$12.4M
AUTO REPAIR, GARAGE
Est. value
$12.2M
OFFICE BUILDING
Est. value
$11.9M
WAREHOUSE, STORAGE
Est. value
$9.5M
COMMERCIAL (GENERAL) Current
RESTAURANT
MEDICAL BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1999
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Lot
3.25 ac
Current owner
From public records · entity-resolved
Commerce Plaza LLC
Entity
Mailing address
1536 S ALAMEDA ST, LOS ANGELES, CA 90021-2836
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 17, 2024
$12,250,000
Commerce Plaza LLC
Rbl Stevenson Ranch LLC
Grant Deed
$6,600,000 · The Golden 1 Cu
Jun 17, 2024
—
Rbl Srp Division LLC
Rbl Stevenson Ranch LLC
Intrafamily Transfer
related
—
Dec 7, 2020
—
Rbl Stevenson Ranch LLC
—
Deed
related
$6,300,000 · East West Bk
Dec 16, 2015
$9,582,500
Rbl Stevenson Ranch LLC
Stevenson Investors LLC
Grant Deed
$6,300,000 · East West Bank
Jun 19, 2006
—
Stevenson Investors LLC
Hw Stevenson Ranch Shopping
Quit Claim Deed
related
—
—
—
Stevenson Investors LLC
—
Deed Of Trust
related
$5,000,000 · Private Individual
—
—
Rbl Stevenson Ranch LLC
—
Loan Modification
related
$6,300,000 · East West Bk
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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