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Property profile & analytics
OFF-MARKET
Estimated value
$930,000
Super regional malls
2804 Los Angeles Ave Simi Valley, CA 93065-3937
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US10-1468657
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1973
Total area
6,000 SF
Lot
0.37 ac (16,117 SF)
Zoning code
CPD
APN
642-0-280-115
UPID
US10-1468657
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
Current use
Occupant on record · Public records
-
The Cigar Factory Lounge (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.07M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$930k
Owner & transaction history
Rif Investments-3 LLC · 10 yrs held
Rif Investments-3 LLC
since 2016
6 recorded transactions
Zoning & alternative use
CPD · Simi Valley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The CPD zoning district is intended to encourage the development of attractive, innovative, and efficient commercial sites containing a broad range of retail, office and service commercial uses.
Zone name
Commercial Planned Development
General category
PLANNED_DEVELOPMENT
Zone area
317.21 ac
Source
Realmo
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 Simi Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Simi Valley 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%
$1,155,000
6.5%
$1,065,000
7%
$990,000
Blend value · Realmo final
$930k
Range $837k – $1.02M · ±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
$155 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$13,981
Tax year 2023
Assessed value
$1,318,670
Assessed 2024
Previous assessed
$1,293,697
+1.9% YoY
Effective rate
1.06%
On assessed value
Assessed land
$404,434
Assessed improvement
$914,236
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1973
Heating
NONE
Total area
6,000 SF
Lot
0.37 ac (16,117 SF)
Zoning code
CPD
APN
642-0-280-115
UPID
US10-1468657
Jurisdiction
VENTURA
Zoning & alternative use
CPD · Simi Valley, CAZoning CPD · permitted uses
CPD · Simi Valley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The CPD zoning district is intended to encourage the development of attractive, innovative, and efficient commercial sites containing a broad range of retail, office and service commercial uses.
Zone name
Commercial Planned Development
General category
PLANNED_DEVELOPMENT
Zone area
317.21 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1973
Heating
NONE
Lot
0.37 ac
Current owner
From public records · entity-resolved
Rif Investments-3 LLC
Entity
Mailing address
8424 W SANTA MONICA BLVD #804, WEST HOLLYWOOD, CA 90069-6233
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 16, 2021
—
Rif Lnvestments 3 LLC
—
Deed
related
$800,000 · Calprivate Bank
Jul 28, 2016
—
Rif Investments-3 LLC
Los Angeles Smsa LP
Quit Claim Deed
related
—
Dec 28, 2012
$1,300,000
Rif Investments-3 LLC
Manios Family Trust
Grant Deed
$550,000 · Soloman Investments LLC
Jul 31, 2002
$675,000
Manios Trust
Seis Associates
Grant Deed
—
—
—
Rif Investments-3 LLC
—
Deed Of Trust
related
$750,000 · Steven Dean & Associates
—
—
Seis Associates LP
—
Deed Of Trust
related
$125,000 · Los Robles Bank
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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