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Property profile & analytics
OFF-MARKET
Estimated value
$2,725,000
Office buildings
28015 Smyth Dr, Valencia, CA 91355-4023
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8049295
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2000
Construction
TILT-UP CONCRETE
Total area
7,353 SF
Lot
2.65 ac (115,241 SF)
Zoning code
SCSP
APN
2810-043-076
UPID
US09-8049295
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
$2.79M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.24M
Blend (final)
Blend
$2.73M
Owner & transaction history
28015 Smyth LLC · 4 yrs held
28015 Smyth LLC
since 2021
Last sale
$2.7M
7 recorded transactions
Zoning & alternative use
SCSP · 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
$2,765,000
ML approach
$2,785,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,590,000
Current use
MEDICAL BUILDING
$3,345,000
Change: -7% · Conversion: Easy
RETAIL STORES
$3,040,000
Change: -15% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,995,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$2.73M
Range $2.45M – $3.00M · ±10% · vs last sale $2.68M (Dec 29 2021)
Last sale anchor
$2.68M
Dec 29 2021
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
$371 / 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
$38,350
Tax year 2024
Assessed value
$2,783,070
Assessed 2024
Previous assessed
$2,783,070
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$1,768,680
Assessed improvement
$1,014,390
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
7,353 SF
Lot
2.65 ac (115,241 SF)
Zoning code
SCSP
APN
2810-043-076
UPID
US09-8049295
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
$3.6M
MEDICAL BUILDING
Est. value
$3.3M
RETAIL STORES
Est. value
$3.0M
AUTO REPAIR, GARAGE
Est. value
$3.0M
OFFICE BUILDING Current
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
28015 Smyth LLC
Entity
Mailing address
2833 CONSTELLATION RD #900, SANTA CLARITA, CA 91355
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 18, 2022
—
Frederick K Arnold
—
Deed
related
$500,000 · Aqua Invesments LLC
Dec 29, 2021
$2,675,000
28015 Smyth LLC
Group Nine Properties LLC
Grant Deed
$2,140,000 · Mission Valley Bank
May 29, 2014
$1,750,000
Group Nine Properties LLC
Psi Holdings INC
Grant Deed
$875,000 · Community Bank
Feb 20, 2007
$2,450,000
28015 Smyth Drive Trust
28015 Smyth Drive LLC
Grant Deed
$1,959,796 · Bank Of America
Aug 24, 2004
—
28015 Smyth Drive LLC
Kreitzman Family Trust
Grant Deed
related
—
Jun 28, 2004
—
28015 Smyth Dr LLC
Kreitzman,jeffrey A
Grant Deed
related
—
Jun 7, 2004
—
Kreitzman,tr
Kreitzman,jeffrey A
Quit Claim Deed
related
—
Feb 5, 2003
—
J Kreitzman
—
Deed Of Trust
related
$2,000,000 · East West Bank
Dec 1, 2000
—
Jeffrey A Kreitzman
Cohen Trust
Grant Deed
$606,225 · Valencia Bank & Trust
—
—
28015 Smyth Drive Trust
—
Deed Of Trust
related
$1,920,000 · Bank Of The West
—
—
Cohen Trust
—
Deed Of Trust
related
$550,000 · Valencia Bank & Trust
—
—
Jeffrey A Kreitzman
—
Deed Of Trust
related
$250,000 · Valencia Bank & Trust
—
—
Smyth Drive LLC
—
Deed Of Trust
related
$1,360,000 · Community Bank NA
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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