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Property profile & analytics
OFF-MARKET
Estimated value
$3,365,000
Investment properties
6801 Sepulveda Blvd Van Nuys, CA 91405-4402
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6443734
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1986
Construction
WOOD
Total area
10,140 SF
Lot
0.31 ac (13,421 SF)
Zoning code
LAC2
APN
2234-024-044
UPID
US09-6443734
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
-
Bus Stop, North West corner of Vanowen @ Sepulveda Freight Service Logistics Company
-
USA Cappuccino Donut Coffee Bakery Discount Store
-
ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.50M
CAP Approach
CAP
$3.16M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.37M
Owner & transaction history
Sepulveda Vanowen LLC · 4 yrs held
Sepulveda Vanowen LLC
since 2022
Last sale
$3.5M
5 recorded transactions
Zoning & alternative use
LAC2 · Van Nuys, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$5.4M
+23.6%
Medical building
$4.6M
+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
$3,180,000
ML approach
$3,495,000
CAP Approach
CAP Return
Estimation
6%
$3,420,000
6.5%
$3,160,000
7%
$2,935,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,365,000
Current use
RETAIL STORES
$5,395,000
Change: +24% · Conversion: Easy
MEDICAL BUILDING
$4,610,000
Change: +6% · Conversion: Easy
OFFICE BUILDING
$3,700,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$3.37M
Range $3.03M – $3.70M · ±10% · vs last sale $3.50M (Feb 10 2022)
Last sale anchor
$3.50M
Feb 10 2022
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
$332 / 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
$45,365
Tax year 2024
Assessed value
$3,641,400
Assessed 2024
Previous assessed
$3,641,400
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$2,002,770
Assessed improvement
$1,638,630
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
1986
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
10,140 SF
Lot
0.31 ac (13,421 SF)
Zoning code
LAC2
APN
2234-024-044
UPID
US09-6443734
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
$4.4M
RETAIL STORES
Est. value
$5.4M
MEDICAL BUILDING
Est. value
$4.6M
OFFICE BUILDING
Est. value
$3.7M
COMMERCIAL (GENERAL) Current
RETAIL STORES
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
1986
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.31 ac
Current owner
From public records · entity-resolved
Sepulveda Vanowen LLC
Entity
Mailing address
13719 VAN NUYS BLVD, PACOIMA, CA 91331-3619
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 10, 2022
$3,500,000
Sepulveda Vanowen LLC
Alita Property LLC
Grant Deed
—
Jan 26, 2007
—
Alita Property LLC
Eghbali,kambiz
Grant Deed
—
Sep 14, 2006
$2,826,000
Kambiz Eghbali
Edmond Hagooli INC
Grant Deed
—
Oct 16, 2003
$1,780,000
Edmong Hagooli INC
Li,shun H
Grant Deed
related
$650,000 · Goodrow Trust
—
—
Shun H Li
—
Deed Of Trust
related
$650,000 · Pacific Crest Bank
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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