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Property profile & analytics
OFF-MARKET
Estimated value
$2,180,000
Office buildings
400 San Fernando Msn Blvd San Fernando, CA 91340-3536
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US09-7551285
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1971
Construction
TILT-UP CONCRETE
Total area
7,933 SF
Lot
0.3 ac (13,022 SF)
Zoning code
SFC1*
APN
2521-030-037
UPID
US09-7551285
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
-
Forma Engineering Inc General Contractor
-
Select Staffing Employment Agency
-
ResourceMFG Employment Agency
-
Jay Design Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.85M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.18M
Owner & transaction history
1935 Forma LLC · 9 yrs held
1935 Forma LLC
since 2016
7 recorded transactions
Zoning & alternative use
SFC1* · San Fernando, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
code of ordinances
Top alternative use upside
Medical building
$3.6M
+1.4%
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 San Fernando submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Fernando 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%
$3,085,000
6.5%
$2,845,000
7%
$2,640,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,560,000
Current use
MEDICAL BUILDING
$3,605,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$2.18M
Range $1.96M – $2.40M · ±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
$275 / 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
$27,057
Tax year 2024
Assessed value
$1,894,483
Assessed 2024
Previous assessed
$1,894,483
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$1,325,569
Assessed improvement
$568,914
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
1971
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
7,933 SF
Lot
0.3 ac (13,022 SF)
Zoning code
SFC1*
APN
2521-030-037
UPID
US09-7551285
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SFC1* · San Fernando, CAZoning SFC1* · permitted uses
SFC1* · San Fernando, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
code of ordinances
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.6M
MEDICAL BUILDING
Est. value
$3.6M
OFFICE BUILDING Current
MEDICAL BUILDING
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
1971
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.3 ac
Current owner
From public records · entity-resolved
1935 Forma LLC
Entity
Mailing address
400 SAN FERNANDO MSN BLVD, SAN FERNANDO, CA 91340-3536
Mailing matches property
Yes
Owner-occupied
Yes
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 29, 2016
$1,665,000
1935 Forma LLC
Valley Commercial Properties
Grant Deed
$1,619,200 · Wells Fargo Bank NA
Oct 9, 2008
—
Victor Sampson
Sampson,suzanne
Quit Claim Deed
related
—
Oct 9, 2008
$1,995,000
Valley Commercial Properties
Camino Real Investment Corp
Grant Deed
$1,500,000 · Western Commercial Bank
Dec 9, 1970
—
Camino Real Inv Corp
—
Grant Deed
related
—
—
—
Camino Real Inve
—
Deed Of Trust
related
$375,000 · Golden State Mutual Life Ins
—
—
Valley Commercial Properties
—
Deed Of Trust
related
$1,237,500 · Grandpoint Bank
—
—
Camino Real Investment Corp
—
Deed Of Trust
related
$375,000 · First American Savings 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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