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Property profile & analytics
OFF-MARKET
Estimated value
$2,960,000
Retail space
6351 Woodman Ave Van Nuys, CA 91401-2346
Trust Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8583250
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1983
Construction
WOOD
Total area
9,141 SF
Lot
0.38 ac (16,573 SF)
Zoning code
LAC1.5
APN
2239-006-036
UPID
US09-8583250
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
-
Prime Market Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.11M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.96M
Owner & transaction history
Parsekhian,rasmik & J Trust · 10 yrs held
Parsekhian,rasmik & J Trust
since 2016
7 recorded transactions
Zoning & alternative use
LAC1.5 · Van Nuys, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,370,000
6.5%
$3,110,000
7%
$2,890,000
Alternative Use
Use
Estimation
RETAIL STORES
$4,865,000
Current use
MEDICAL BUILDING
$4,155,000
Change: -15% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,935,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$2.96M
Range $2.66M – $3.26M · ±10%
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
$324 / 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
$40,819
Tax year 2024
Assessed value
$3,259,655
Assessed 2024
Previous assessed
$3,259,655
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$845,093
Assessed improvement
$2,414,562
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1983
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Units
1
Total area
9,141 SF
Lot
0.38 ac (16,573 SF)
Zoning code
LAC1.5
APN
2239-006-036
UPID
US09-8583250
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC1.5 · Van Nuys, CA
Zoning LAC1.5 · permitted uses
LAC1.5 · 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
RETAIL STORES Current
Est. value
$4.9M
MEDICAL BUILDING
Est. value
$4.2M
COMMERCIAL (GENERAL)
Est. value
$3.9M
RETAIL STORES Current
MEDICAL BUILDING
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
1983
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
0.38 ac
Current owner
From public records · entity-resolved
Parsekhian,rasmik & J Trust
Trust
Mailing address
2014 DUBLIN DR, GLENDALE, CA 91206-1005
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 25, 2018
—
Rasmik Parsekhian
—
Deed
related
$1,600,000 · Opus Bank
May 16, 2016
—
Parsekhian,rasmik & J Trust
Parsekhian,rasmik & Jasik
Quit Claim Deed
related
—
Jun 7, 2013
$2,700,000
Rasmik Parsekhian
Woodman Properties LLC
Grant Deed
$1,600,000 · Opus Bank
Jun 7, 2013
—
Woodman Properties LLC
Loboda Family 1990 LP
Grant Deed
—
May 23, 2003
—
Loboda Family 1990 LP
—
Trustees Deed
related
$1,311,000 · First Bank Beverly Hills
Mar 31, 2003
—
Woodman Victory Co
Woodman Victory Co
Quit Claim Deed
related
—
Mar 31, 2003
$2,000,000
Loboda Family 1990 LP
Woodman Victory Co
Grant Deed
$796,000 · Loboda Trust
Feb 17, 1988
$159,500
Ins Std
Rlb
Trustees Deed
—
Feb 17, 1988
$1,790,591
Westwood Finl
Std
Grant Deed
related
$1,074,000 · Standard Insurance Co
Feb 17, 1988
$824,000
Cedros Ave 9022
Westw
Trustees 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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