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Property profile & analytics
OFF-MARKET
Estimated value
$12,345,000
Assisted living facilities
6833 Fallbrook Ave, West Hills, CA 91307-2511
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8649241
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1977
Construction
WOOD
Total area
54,230 SF
Lot
1.57 ac (68,270 SF)
Zoning code
LARD2
APN
2026-008-043
UPID
US09-8649241
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
$9.56M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.35M
Owner & transaction history
6833 Fallbrook LLC · 2 yrs held
6833 Fallbrook LLC
since 2023
Last sale
$13.5M
7 recorded transactions
Zoning & alternative use
LARD2 · West Hills, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$17.5M
+16.7%
Industrial (general)
$16.4M
+9.3%
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 West Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West 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
$12,820,000
ML approach
$9,555,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$14,975,000
Current use
OFFICE BUILDING
$17,470,000
Change: +17% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$16,360,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$12.35M
Range $11.11M – $13.58M · ±10% · vs last sale $13.50M (Sep 7 2023)
Last sale anchor
$13.50M
Sep 7 2023
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
$228 / 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
$196,672
Tax year 2024
Assessed value
$15,830,249
Assessed 2024
Previous assessed
$15,830,249
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$6,839,939
Assessed improvement
$8,990,310
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1977
Construction
WOOD
Heating
NONE
Stories
2
Total area
54,230 SF
Lot
1.57 ac (68,270 SF)
Zoning code
LARD2
APN
2026-008-043
UPID
US09-8649241
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LARD2 · West Hills, CA
Zoning LARD2 · permitted uses
LARD2 · West Hills, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
West Hills. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$15.0M
OFFICE BUILDING
Est. value
$17.5M
INDUSTRIAL (GENERAL)
Est. value
$16.4M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
1977
Construction
WOOD
Heating
NONE
Stories
2
Lot
1.57 ac
Current owner
From public records · entity-resolved
6833 Fallbrook LLC
Entity
Mailing address
222 N HARVARD BLVD, LOS ANGELES, CA 90004-4319
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 7, 2023
$13,500,000
6833 Fallbrook LLC
West Hills Ca Senior Property LLC
Grant Deed
—
Mar 3, 2022
—
West Hills Ca Senior Property LLC
—
Deed
related
$156,250,000 · Capital One Bank NA
Aug 14, 2019
—
West Hills Ca Senior Prop LLC
—
Deed
related
$84,000,000 · Bbva USA
Apr 24, 2015
$20,000,000
West Hills Ca Senior Property LLC
Ip West Hills Health Holdings LLC
Grant Deed
$84,000,000 · Compass Bank
Oct 4, 2012
—
West Hills Senior Living Ipm
—
Deed Of Trust
related
$150,000,000 · Midcap Fndg Vii LLC
May 2, 2012
—
West Hills Senior Living Ipm
—
Deed Of Trust
related
$21,000,000 · Midcap Financial LLC
Jan 25, 2012
$9,112,500
Ip West Hills Health Holdings
Hallmark At West Hills LLC
Grant Deed
—
Jun 19, 2008
—
Hallmark At West Hills LLC
—
Deed Of Trust
related
$1,500,000 · Pacific Western Bank
Feb 23, 2007
$7,000,000
Hallmark At West Hills LLC
Wilshire Retirement Ctr Fallbr
Grant Deed
$5,250,000 · Pacific Western Bank
Aug 4, 2000
—
Wilshire Retirement Ctr F
Wilshire Foundation,
Quit Claim Deed
related
—
—
—
West Hills Ca Senior Prop LLC
—
Loan Modification
related
$84,000,000 · Bbva USA
—
—
Wilshire Retirement Center She
—
Deed Of Trust
related
$3,715,000 · Hawthorne Savings Bank Fsb
—
—
Hallmark At West Hills LLC
—
Deed Of Trust
related
$1,250,000 · Pacific Western Bank
—
—
Hallmark At West Hills LLC
—
Deed Of Trust
related
$1,500,000 · Pacific Western 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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