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Property profile & analytics
OFF-MARKET
Estimated value
$16,250,000
Grocery and convenience stores
5450 Canoga Ave Woodland Hills, CA 91367-6619
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-8145225
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1999
Construction
WOOD
Total area
34,663 SF
Lot
2.32 ac (101,250 SF)
Zoning code
LAP
APN
2167-001-018
UPID
US09-8145225
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
by Request
CAP Approach
CAP
$11.80M
Comparable Approach
Comparable
$22.69M
Blend (final)
Blend
$16.25M
Owner & transaction history
Trc Canoga LLC
Trc Canoga LLC
since 2025
Last sale
$20.3M
7 recorded transactions
Zoning & alternative use
LAP · Woodland Hills, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$22.6M
+48.5%
Neighborhood: shopping center
$21.1M
+38.8%
Auto repair, garage
$16.0M
+5.5%
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 Woodland Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Woodland Hills 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%
$12,780,000
6.5%
$11,800,000
7%
$10,955,000
Alternative Use
Use
Estimation
RETAIL STORES
$15,205,000
Current use
RESTAURANT
$22,570,000
Change: +48% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$21,095,000
Change: +39% · Conversion: Moderate
AUTO REPAIR, GARAGE
$16,035,000
Change: +5% · Conversion: Difficult
MEDICAL BUILDING
$15,755,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$16.25M
Range $14.63M – $17.88M · ±10% · vs last sale $20.25M (Jul 7 2025)
Last sale anchor
$20.25M
Jul 7 2025
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
$469 / 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
$277,682
Tax year 2024
Assessed value
$22,530,724
Assessed 2024
Previous assessed
$22,530,724
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$15,318,543
Assessed improvement
$7,212,181
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1999
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Units
2
Total area
34,663 SF
Lot
2.32 ac (101,250 SF)
Zoning code
LAP
APN
2167-001-018
UPID
US09-8145225
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAP · Woodland Hills, CA
Zoning LAP · permitted uses
LAP · Woodland Hills, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Woodland Hills. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$15.2M
RESTAURANT
Est. value
$22.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$21.1M
AUTO REPAIR, GARAGE
Est. value
$16.0M
MEDICAL BUILDING
Est. value
$15.8M
RETAIL STORES Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1999
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Units
2
Lot
2.32 ac
Current owner
From public records · entity-resolved
Trc Canoga LLC
Entity
Mailing address
1800 AVE OF THE STARS STE #1400, LOS ANGELES, CA 90067-4216
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Oct 7, 2025
$20,250,000
Trc Canoga LLC
Topa Canoga LLC
Grant Deed
$10,125,000 · State Farm Life Insurance Co
Feb 25, 2005
—
Topa Canoga LLC
Lucia Properties II LLC
Grant Deed
—
Mar 5, 1999
—
Lucia Properties LLC
—
Deed Of Trust
related
$7,200,000 · Bank Of America
Nov 19, 1998
—
Lucia Properties LLC
—
Grant Deed
related
$3,400,000 · Bank Of America
May 6, 1998
$5,500,000
Lucia Properties LLC
Ventura Canoga LP
Grant Deed
—
Nov 15, 1990
$5,100,000
Ventura Canoga Ltd Partnership S
Unknown
Grant Deed
—
—
—
Lucia Properties LLC
—
Deed Of Trust
related
$6,690,000 · Greenwich Capital Fin'l 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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