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Property profile & analytics
OFF-MARKET
Estimated value
$2,205,000
Office buildings
28009 Smyth Dr Valencia, CA 91355-4023
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-8049321
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2000
Construction
TILT-UP CONCRETE
Total area
5,519 SF
Lot
2.65 ac (115,241 SF)
Zoning code
SCSP
APN
2810-043-075
UPID
US09-8049321
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
$2.21M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.84M
Blend (final)
Blend
$2.21M
Owner & transaction history
Smyth Suites LLC · 4 yrs held
Smyth Suites LLC
since 2022
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
SCSP · Valencia, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.6M
+33.3%
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
$2,215,000
ML approach
$2,205,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,695,000
Current use
RESTAURANT
$3,595,000
Change: +33% · Conversion: Moderate
MEDICAL BUILDING
$2,510,000
Change: -7% · Conversion: Easy
RETAIL STORES
$2,280,000
Change: -15% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,250,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$2.21M
Range $1.98M – $2.43M · ±10% · vs last sale $2.20M (Jan 6 2022)
Last sale anchor
$2.20M
Jan 6 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
$400 / 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
$31,462
Tax year 2024
Assessed value
$2,288,880
Assessed 2024
Previous assessed
$2,288,880
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$1,560,600
Assessed improvement
$728,280
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
Off-Market
Year built
2000
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
5,519 SF
Lot
2.65 ac (115,241 SF)
Zoning code
SCSP
APN
2810-043-075
UPID
US09-8049321
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SCSP · Valencia, CA
Zoning SCSP · permitted uses
SCSP · Valencia, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Valencia. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.7M
RESTAURANT
Est. value
$3.6M
MEDICAL BUILDING
Est. value
$2.5M
RETAIL STORES
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$2.3M
OFFICE BUILDING Current
RESTAURANT
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
2000
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
2.65 ac
Current owner
From public records · entity-resolved
Smyth Suites LLC
Entity
Mailing address
28009 SMYTH DR #107, VALENCIA, CA 91355-4023
Mailing matches property
Yes
Owner-occupied
Yes
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 6, 2022
—
Smyth Suites LLC
—
Deed
related
$906,000 · Advantage Certified Development Corporaf
Jan 6, 2022
$2,200,000
Smyth Suites LLC
Glendale 3 Props LLC
Grant Deed
$1,100,000 · Mission Valley Bank
Dec 8, 2017
—
Glendale 3 Props LLC
Central Ave Glendale LLC
Quit Claim Deed
$2,400,000 · Bankers Tr
May 19, 2015
—
Smyth Dr Valencia LLC
Ovv Partners LLC
Grant Deed
—
Mar 19, 2015
$1,800,000
Ovv Partners LLC
K B H M Smyth LLC
Grant Deed
$850,000 · Michael H Mugel
Nov 2, 2006
—
Kbhm Smyth LLC
Breidy,hady
Quit Claim Deed
related
—
Jun 20, 2005
—
David W Hoshaw
Hoshaw,david W
Quit Claim Deed
related
—
Apr 22, 2005
—
David W Hoshaw
Highridge Center LLC
Grant Deed
$500,000 · Wells Fargo Bank NA
—
—
Cohen Trust
—
Deed Of Trust
related
$542,272 · Valencia Bank & Trust
—
—
Highridge Center LLC
—
Deed Of Trust
related
$750,000 · Montecito Bank & Trust
—
—
Hady Breidy
—
Deed Of Trust
related
$484,000 · Cdc Small Business Finance Co
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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