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Property profile & analytics
OFF-MARKET
Estimated value
$670,000
Manufacturing properties
29021 Ave Sherman Ste 109 Valencia, CA 91355-5412
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-9301736
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2005
Construction
TILT-UP CONCRETE
Total area
2,240 SF
Lot
3.34 ac (145,524 SF)
Zoning code
LCA22-A25*
APN
3271-027-065
UPID
US09-9301736
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
$675k
CAP Approach
CAP
$420k
Comparable Approach
Comparable
$744k
Blend (final)
Blend
$670k
Owner & transaction history
Avenue Sherman Partners LLC · 4 yrs held
Avenue Sherman Partners LLC
since 2021
Last sale
$675,006
6 recorded transactions
Zoning & alternative use
LCA22-A25* · Valencia, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.1M
+89.5%
Medical building
$1.0M
+76.4%
Retail stores
$925,000
+60.4%
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
$655,000
ML approach
$675,000
CAP Approach
CAP Return
Estimation
6%
$455,000
6.5%
$420,000
7%
$390,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$575,000
Current use
OFFICE BUILDING
$1,095,000
Change: +90% · Conversion: Difficult
MEDICAL BUILDING
$1,020,000
Change: +76% · Conversion: Difficult
RETAIL STORES
$925,000
Change: +60% · Conversion: Moderate
AUTO REPAIR, GARAGE
$915,000
Change: +58% · Conversion: Easy
WAREHOUSE, STORAGE
$695,000
Change: +20% · Conversion: Easy
COMMERCIAL (GENERAL)
$690,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$670k
Range $603k – $737k · ±10% · vs last sale $675k (Nov 19 2021)
Last sale anchor
$675k
Nov 19 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
$299 / 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
$9,680
Tax year 2024
Assessed value
$702,270
Assessed 2024
Previous assessed
$702,270
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$416,160
Assessed improvement
$286,110
Applied tax rate
13.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
2005
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
2,240 SF
Lot
3.34 ac (145,524 SF)
Zoning code
LCA22-A25*
APN
3271-027-065
UPID
US09-9301736
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCA22-A25* · Valencia, CA
Zoning LCA22-A25* · permitted uses
LCA22-A25* · 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
INDUSTRIAL (GENERAL) Current
Est. value
$575,000
OFFICE BUILDING
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$1.0M
RETAIL STORES
Est. value
$925,000
AUTO REPAIR, GARAGE
Est. value
$915,000
WAREHOUSE, STORAGE
Est. value
$695,000
COMMERCIAL (GENERAL)
Est. value
$690,000
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
MEDICAL BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
COMMERCIAL (GENERAL)
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
2005
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
3.34 ac
Current owner
From public records · entity-resolved
Avenue Sherman Partners LLC
Entity
Mailing address
29021 AVE SHERMAN STE #109, SANTA CLARITA, CA 91355-5412
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 19, 2021
$675,000
Avenue Sherman Partners LLC
Kona Ice Of Santa Clarita LLC
Grant Deed
$573,700 · Harvest Small Business Finance LLC
Apr 1, 2019
—
Kona Ice Of Santa Clarita LLC
—
Deed
related
$431,856 · Bank Of The West
Feb 4, 2014
$340,000
Kona Ice Of Santa Clarita LLC
Brian Skipper
Grant Deed
$454,000 · Vibra Bank
—
—
Kona Ice Of Santa Clarita LLC
—
Deed Of Trust
related
$431,856 · Bank Of The West
—
—
Skipper,family Trust
—
Deed Of Trust
related
—
—
—
Skipper Family Trust
—
Deed Of Trust
related
$350,000 · Valley Economic Dev Ctr INC
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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