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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Office buildings
4240 Los Angeles Ave, Simi Valley, CA 93063-3381
Trust Owned
5-yr Hold
Free & Clear
Property ID
US10-1483642
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1959
Total area
1,500 SF
Lot
0.2 ac (8,712 SF)
Zoning code
CPD
APN
626-0-341-060
UPID
US10-1483642
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
-
Paramount Residential Mortgage Group - PRMG Inc. Loan Service Bank
-
WC Distributors, Inc. Auto Repair Shop Vehicle Inspection Center
-
Waxing by Jen Spa & Massage Center Skin Care Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$835k
CAP Approach
CAP
$385k
Comparable Approach
Comparable
$836k
Blend (final)
Blend
$625k
Owner & transaction history
Ghinghis Family Trust · 5 yrs held
Ghinghis Family Trust
since 2020
Last sale
$600,000
6 recorded transactions
Zoning & alternative use
CPD · Simi Valley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$630,000
+9.7%
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
$810,000
ML approach
$835,000
CAP Approach
CAP Return
Estimation
6%
$415,000
6.5%
$385,000
7%
$355,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$575,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$630,000
Change: +10% · Conversion: Difficult
MEDICAL BUILDING
$570,000
Change: -1% · Conversion: Easy
AUTO REPAIR, GARAGE
$560,000
Change: -2% · Conversion: Difficult
COMMERCIAL (GENERAL)
$505,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$625k
Range $563k – $688k · ±10% · vs last sale $600k (Oct 29 2020)
Last sale anchor
$600k
Oct 29 2020
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
$417 / 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
$6,918
Tax year 2023
Assessed value
$643,319
Assessed 2024
Previous assessed
$630,705
+2.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$250,896
Assessed improvement
$392,423
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
1959
Heating
NONE
Total area
1,500 SF
Lot
0.2 ac (8,712 SF)
Zoning code
CPD
APN
626-0-341-060
UPID
US10-1483642
Jurisdiction
VENTURA
Zoning & alternative use
CPD · Simi Valley, CA
Zoning 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
Simi Valley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$575,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$630,000
MEDICAL BUILDING
Est. value
$570,000
AUTO REPAIR, GARAGE
Est. value
$560,000
COMMERCIAL (GENERAL)
Est. value
$505,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1959
Heating
NONE
Lot
0.2 ac
Current owner
From public records · entity-resolved
Ghinghis Family Trust
Trust
Free & Clear · 5 yrs held
Mailing address
4240 E LOS ANGELES AVE STE A, SIMI VALLEY, CA 93063-6707
Ownership since
2020
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
Oct 29, 2020
—
Ghinghis Family Trust
Simona Ghinghis
Quit Claim Deed
related
—
Dec 31, 2019
$600,000
Simona Ghinghis
Harrington Family Trust
Grant Deed
—
Jun 12, 2018
—
Harrington Family Trust
Harrington,wayne R
Affidavit Of Death
related
—
Oct 25, 2005
$639,000
Harrington Family Trust
Stewart,richard M
Grant Deed
$39,000 · Richard M Stewart
—
—
Richard M Stewart
—
Deed Of Trust
related
$177,454 · Union Bank Of California
—
—
Richard M Stewart
—
Deed Of Trust
related
$125,000 · First Western 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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