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Property profile & analytics
OFF-MARKET
Estimated value
$795,000
Assisted living facilities
7055 Shoup Ave, West Hills, CA 91307-2335
Individually Owned
32-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8180664
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1988
Construction
WOOD
Total area
26,674 SF
Lot
0.89 ac (38,739 SF)
Zoning code
LAA1
APN
2024-016-102
UPID
US09-8180664
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
$700k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$889k
Blend (final)
Blend
$795k
Owner & transaction history
Golden State West Valley · 32 yrs held
Golden State West Valley
since 1994
3 recorded transactions
Zoning & alternative use
LAA1 · West Hills, 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 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
by Request
ML approach
$700,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$795k
Range $716k – $875k · ±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
$30 / 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
$49,595
Tax year 2024
Assessed value
$3,860,098
Assessed 2024
Previous assessed
$3,860,098
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$702,858
Assessed improvement
$3,157,240
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
1988
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Bathrooms
47
Total area
26,674 SF
Lot
0.89 ac (38,739 SF)
Zoning code
LAA1
APN
2024-016-102
UPID
US09-8180664
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAA1 · West Hills, CA
Zoning LAA1 · permitted uses
LAA1 · 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.
Building & site characteristics
From public records
Year built
1988
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Bathrooms
47
Lot
0.89 ac
Current owner
From public records · entity-resolved
Golden State West Valley
Individual
Free & Clear · 32 yrs held
Mailing address
13347 VENTURA BLVD, SHERMAN OAKS, CA 91423-4267
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1994
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 30, 2025
—
Golden St West Valley Convalescent
—
Deed
related
$3,000,000 · Pacific Premier Bank
Jul 25, 1996
—
Golden State W Vlly Convalesce
—
Deed Of Trust
related
$1,500,000 · Us Small Business Admn
Mar 25, 1994
—
Golden State West Valley
West Valley Conv
Quit Claim 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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