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Property profile & analytics
OFF-MARKET
Estimated value
$14,860,000
Super regional malls
5105 Los Angeles Ave Simi Valley, CA 93063-3482
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US10-1478049
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1991
Total area
30,482 SF
Lot
4.8 ac (209,175 SF)
Zoning code
CPD
APN
644-0-091-350
UPID
US10-1478049
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
-
Promenade Cleaners (Bike/Boat/Book/etc) Store
-
Thor Electric General Contractor
-
Us Nails Hair Salon Nail Salon
-
DMI Movers Moving Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.40M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$13.94M
Blend (final)
Blend
$14.86M
Owner & transaction history
Shr Realty Group LP · 3 yrs held
Shr Realty Group LP
since 2022
Last sale
$19.6M
1 recorded transaction
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
Top alternative use upside
Restaurant
$14.7M
+15.3%
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
$20,290,000
ML approach
$10,400,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$12,775,000
Current use
RESTAURANT
$14,730,000
Change: +15% · Conversion: Difficult
OFFICE BUILDING
$11,650,000
Change: -9% · Conversion: Moderate
MEDICAL BUILDING
$11,590,000
Change: -9% · Conversion: Difficult
AUTO REPAIR, GARAGE
$11,420,000
Change: -11% · Conversion: Difficult
COMMERCIAL (GENERAL)
$10,250,000
Change: -20% · Conversion: Easy
Blend value · Realmo final
$14.86M
Range $13.37M – $16.35M · ±10% · vs last sale $19.55M (Dec 23 2022)
Last sale anchor
$19.55M
Dec 23 2022
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
$488 / 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
$82,470
Tax year 2023
Assessed value
$7,639,800
Assessed 2024
Previous assessed
$7,490,000
+2.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$3,840,300
Assessed improvement
$3,799,500
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
1991
Heating
NONE
Total area
30,482 SF
Lot
4.8 ac (209,175 SF)
Zoning code
CPD
APN
644-0-091-350
UPID
US10-1478049
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
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$12.8M
RESTAURANT
Est. value
$14.7M
OFFICE BUILDING
Est. value
$11.7M
MEDICAL BUILDING
Est. value
$11.6M
AUTO REPAIR, GARAGE
Est. value
$11.4M
COMMERCIAL (GENERAL)
Est. value
$10.3M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
OFFICE BUILDING
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
1991
Heating
NONE
Lot
4.8 ac
Current owner
From public records · entity-resolved
Shr Realty Group LP
Entity
Mailing address
4195 CHINO HLS PKWY #617, CHINO HILLS, CA 91709-2618
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2022
$19,550,000
Shr Realty Group LP
Simi Veto LLC
Grant Deed
$11,340,000 · American Plus 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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