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Property profile & analytics
OFF-MARKET
Estimated value
$2,625,000
Investment properties
6315 Van Nuys Blvd Van Nuys, CA 91401-2615
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6516228
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1913
Construction
TILT-UP CONCRETE
Total area
9,500 SF
Lot
0.18 ac (7,755 SF)
Zoning code
LAC2
APN
2241-005-005
UPID
US09-6516228
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
-
Behzad Heravi Law Offices Law Firm
-
Law Office of Chirnese L. Liverpool Law Firm Financial Advisor
-
Zanoza Homes Vacation Rental Real Estate Agency
-
Jonathan T. Tran, LAC Medical Clinic Alternative Medicine Practice
-
Lien A. Diep, DC Medical Clinic Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.66M
CAP Approach
CAP
$2.96M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.63M
Owner & transaction history
Shahriar Joseph Zargar · 4 yrs held
Shahriar Joseph Zargar
since 2021
Last sale
$2.6M
7 recorded transactions
Zoning & alternative use
LAC2 · Van Nuys, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.3M
+5.6%
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 Van Nuys submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Van Nuys 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
$2,635,000
ML approach
$2,660,000
CAP Approach
CAP Return
Estimation
6%
$3,205,000
6.5%
$2,960,000
7%
$2,750,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,090,000
Current use
MEDICAL BUILDING
$4,320,000
Change: +6% · Conversion: Easy
OFFICE BUILDING
$3,465,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$2.63M
Range $2.36M – $2.89M · ±10% · vs last sale $2.60M (Sep 7 2021)
Last sale anchor
$2.60M
Sep 7 2021
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
$276 / 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
$33,730
Tax year 2024
Assessed value
$2,705,040
Assessed 2024
Previous assessed
$2,705,040
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$1,768,680
Assessed improvement
$936,360
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1913
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
9,500 SF
Lot
0.18 ac (7,755 SF)
Zoning code
LAC2
APN
2241-005-005
UPID
US09-6516228
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Van Nuys, CA
Zoning LAC2 · permitted uses
LAC2 · Van Nuys, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Van Nuys. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$4.1M
MEDICAL BUILDING
Est. value
$4.3M
OFFICE BUILDING
Est. value
$3.5M
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
OFFICE 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
1913
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.18 ac
Current owner
From public records · entity-resolved
Shahriar Joseph Zargar
Individual
Mailing address
8566 COLGATE AVE, LOS ANGELES, CA 90048-4011
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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, 2021
—
Property Holdings Group LLC
—
Deed
related
$1,055,000 · Cdc Small Business Finance Corp
Sep 7, 2021
—
Shahriar Joseph Zargar
Shabnam Mesachi
Quit Claim Deed
related
—
Sep 7, 2021
$2,600,000
Property Holdings Group LLC
Omid Tofer
Grant Deed
$1,300,000 · Citibank NA
Dec 15, 2006
$1,250,000
Van Nuys 26 Investment LLC
Van Nuys Of Hamlin Properties LLC
Grant Deed
$750,000 · East West Bank
Nov 25, 2002
—
Van Nuys/hamlin Properties LLC
Woythaler,tr
Grant Deed
related
—
Nov 18, 2002
—
Woythaler,tr
Woythaler,tr
Quit Claim Deed
related
—
Aug 30, 1971
—
—
—
Grant Deed
related
—
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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