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Property profile & analytics
OFF-MARKET
Estimated value
$4,255,000
Office buildings
6445 Sepulveda Blvd Van Nuys, CA 91411-1315
Individually Owned
28-yr Hold
~
Est. High Equity
Property ID
US09-6188230
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1998
Construction
STEEL FRAME
Total area
25,005 SF
Lot
0.37 ac (15,992 SF)
Zoning code
LAC2
APN
2234-016-003
UPID
US09-6188230
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
-
Covered Perfectly Clothing & Fashion Store
-
AOA Digital Property Management Software (Bike/Boat/Book/etc) Store Corporate Office
-
System Integration Architects, Inc. Corporate Office Business Park
-
Discover Success Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.26M
Owner & transaction history
Mayer Separzadeh · 28 yrs held
Mayer Separzadeh
since 1998
7 recorded transactions
Zoning & alternative use
LAC2 · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$170 / 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
$45,713
Tax year 2024
Assessed value
$3,584,201
Assessed 2024
Previous assessed
$3,584,201
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$469,628
Assessed improvement
$3,114,573
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1998
Construction
STEEL FRAME
Heating
NONE
Stories
3
Total area
25,005 SF
Lot
0.37 ac (15,992 SF)
Zoning code
LAC2
APN
2234-016-003
UPID
US09-6188230
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Van Nuys, CAZoning 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
Building & site characteristics
From public records
Year built
1998
Construction
STEEL FRAME
Heating
NONE
Stories
3
Lot
0.37 ac
Current owner
From public records · entity-resolved
Mayer Separzadeh
Individual
Mailing address
6445 SEPULVEDA BLVD STE #300, VAN NUYS, CA 91411-1350
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
1998
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 15, 1998
—
Mayer Separzadeh
Separzadeh,a
Quit Claim Deed
$1,080,000 · Glendale Federal Bank
Sep 30, 1994
—
Mayer Separzadeh
Separzadeh,a D
Quit Claim Deed
related
—
Oct 27, 1993
$430,000
Ba Properties INC
Saltz,harvey & J
Trustees Deed
—
Sep 3, 1991
—
Harvey Saltz
—
Grant Deed
related
$1,520,000 · Security Pacific National Bank
Aug 7, 1990
$850,000
Saltz Harvey & J
Heritage Group 1
Trustees Deed
—
Aug 7, 1990
$455,000
Heritage Group 1
Monteverdi Assoc
Trustees Deed
related
—
Jan 15, 1988
$510,000
Monteverdi Assoc
Mered
Grant Deed
$305,000 · Meredith 1986 Re
—
—
Daniel C Faller
—
Deed Of Trust
related
$1,600,000 · Citibank West Fsb
—
—
Monteverdi Assoc
—
Deed Of Trust
related
$90,000 · Weitzman William
—
—
Daniel C Faller
—
Deed Of Trust
related
$200,000 · California Federal Bank
—
—
Daniel C Faller
—
Deed Of Trust
related
$230,000 · Arnold K Tichian Dds INC Psp
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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