Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$28,830,000
Office buildings
27750 Entertainment Dr Valencia, CA 91355-1091
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-8849678
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2017
Construction
STEEL FRAME
Total area
98,388 SF
Lot
6.37 ac (277,383 SF)
Zoning code
LCA2
APN
2826-163-032
UPID
US09-8849678
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
by Request
CAP Approach
CAP
$21.28M
Comparable Approach
Comparable
$34.01M
Blend (final)
Blend
$28.83M
Owner & transaction history
At&t California · 4 yrs held
At&t California
since 2021
5 recorded transactions
Zoning & alternative use
LCA2 · Valencia, 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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$23,055,000
6.5%
$21,280,000
7%
$19,760,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$44,725,000
Change: -7% · Conversion: Easy
RETAIL STORES
$40,670,000
Change: -15% · Conversion: Moderate
AUTO REPAIR, GARAGE
$40,090,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$28.83M
Range $25.95M – $31.71M · ±10%
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
$293 / 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
$650,308
Tax year 2024
Assessed value
$42,261,524
Assessed 2024
Previous assessed
$42,261,524
+0.0% YoY
Effective rate
1.54%
On assessed value
Assessed land
$4,294,165
Assessed improvement
$37,967,359
Applied tax rate
16.0000
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
Off-Market
Year built
2017
Construction
STEEL FRAME
Heating
NONE
Total area
98,388 SF
Lot
6.37 ac (277,383 SF)
Zoning code
LCA2
APN
2826-163-032
UPID
US09-8849678
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCA2 · Valencia, CAZoning LCA2 · permitted uses
LCA2 · Valencia, CA
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
MEDICAL BUILDING
Est. value
$44.7M
RETAIL STORES
Est. value
$40.7M
AUTO REPAIR, GARAGE
Est. value
$40.1M
MEDICAL BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
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
2017
Construction
STEEL FRAME
Heating
NONE
Lot
6.37 ac
Current owner
From public records · entity-resolved
At&t California
Individual
Mailing address
27750 ENTERTAINMENT DR, VALENCIA, CA 91355-1091
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 29, 2021
—
At&t California
Pacific Bell Telephone Company
Other
—
Dec 30, 2020
—
Scorpion Real Estate LLC
—
Deed
related
$23,500,000 · Citi Real Estate Funding INC
Apr 21, 2017
—
Scorpion Real Estate LLC
—
Grant Deed
related
$22,500,000 · Bank Of The West
Jun 1, 2016
$3,700,000
Scorpion Real Estate LLC
Lnr Cpi Entrada Office LLC
Grant Deed
—
—
—
Lnr Cpi Entrada Office LLC
—
Deed Of Trust
related
$110,000,000 · Aareal Cap
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 27750 Entertainment Dr?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
