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Property profile & analytics
OFF-MARKET
Estimated value
$10,990,000
Individual retail properties
6033 De Soto Ave Woodland Hills, CA 91367-3707
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6198850
Property profile
Verified
Property type
Individual retail properties
Use group
GYM, HEALTH SPA
Year built
1973
Construction
TILT-UP CONCRETE
Total area
31,902 SF
Lot
1.46 ac (63,639 SF)
Zoning code
LAWC
APN
2149-005-032
UPID
US09-6198850
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
$11.40M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$14.15M
Blend (final)
Blend
$10.99M
Owner & transaction history
6033 De Soto Ground Owner LP
6033 De Soto Ground Owner LP
since 2025
Last sale
$9.0M
7 recorded transactions
Zoning & alternative use
LAWC · Woodland Hills, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$14.8M
+35.8%
Medical building
$14.5M
+33.5%
Retail stores
$14.0M
+28.8%
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
$11,400,000
ML approach
$11,400,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
GYM, HEALTH SPA
$10,865,000
Current use
AUTO REPAIR, GARAGE
$14,755,000
Change: +36% · Conversion: Difficult
MEDICAL BUILDING
$14,500,000
Change: +33% · Conversion: Difficult
RETAIL STORES
$13,995,000
Change: +29% · Conversion: Difficult
OFFICE BUILDING
$10,280,000
Change: -5% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$9,625,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$10.99M
Range $9.89M – $12.09M · ±10% · vs last sale $9.00M (Dec 22 2025)
Last sale anchor
$9.00M
Dec 22 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
$344 / 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
$147,339
Tax year 2024
Assessed value
$11,860,560
Assessed 2024
Previous assessed
$11,860,560
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$11,756,520
Assessed improvement
$104,040
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
Individual retail properties
Use group
GYM, HEALTH SPA
Status
Off-Market
Year built
1973
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
31,902 SF
Lot
1.46 ac (63,639 SF)
Zoning code
LAWC
APN
2149-005-032
UPID
US09-6198850
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAWC · Woodland Hills, CA
Zoning LAWC · permitted uses
LAWC · 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
GYM, HEALTH SPA Current
Est. value
$10.9M
AUTO REPAIR, GARAGE
Est. value
$14.8M
MEDICAL BUILDING
Est. value
$14.5M
RETAIL STORES
Est. value
$14.0M
OFFICE BUILDING
Est. value
$10.3M
INDUSTRIAL (GENERAL)
Est. value
$9.6M
GYM, HEALTH SPA Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
OFFICE BUILDING
INDUSTRIAL (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
1973
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.46 ac
Current owner
From public records · entity-resolved
6033 De Soto Ground Owner LP
Entity
Mailing address
162 CUMBERLAND ST 300TH TORONTO XX
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
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 22, 2025
—
6033 De Soto Ground Owner LP
6033 De Soto LP
Deed
related
—
Dec 22, 2025
$8,999,000
6033 De Soto LP
Ric Woodland Hills LLC
Grant Deed
$57,697,000 · Bank Of America NA
Jun 13, 2024
$9,350,000
Ric Woodland Hills LLC
Ca Senior Woodland Hills Ca Prop Ow
Trustees Deed
related
—
Jun 12, 2024
$9,350,000
Ric Woodlands Hills LLC
Ca Senior Woodland Hills Ca Prop Ow
Trustees Deed
related
—
Oct 19, 2021
$11,400,000
Ca Senior Woodland Hills Ca Prop Ow
Ram Property Management LLC
Grant Deed
$8,990,000 · Romspen California Mortgage Limited
Jan 6, 2017
—
Ram Property Management LLC
—
Deed
related
$3,000,000 · Cit Bk
Dec 27, 2016
—
Ram Property Management LLC
—
Deed
related
$1,257,092 · Tao Sky LLC
Dec 23, 2016
—
Ram Property Management LLC
—
Deed
related
$1,775,200 · Cit Bank NA
Dec 23, 2014
$2,213,000
Ram Property Management LLC
Skyhighsports Camarillo INC
Grant Deed
$974,271 · Skyhighsports Camarillo INC
Aug 1, 2011
$5,350,000
Sky High Sports Camarillo INC
Levine I & J Fam Trust
Grant Deed
$4,790,000 · Levine Irving & J Fam Trust
—
—
Ram Property Management LLC
—
Deed Of Trust
related
$1,300,000 · Tao Sky LLC
—
—
Ram Property Management LLC
—
Deed Of Trust
related
$1,816,000 · California Statewide Certified
—
—
Ram Property Management LLC
—
Deed Of Trust
related
$3,000,000 · Cit Bk
—
—
Ram Property Management LLC
—
Deed Of Trust
related
$1,257,092 · Tao Sky LLC
—
—
Levine Trust
—
Deed Of Trust
related
$474,600 · Us Small Business Admn
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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