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Property profile & analytics
OFF-MARKET
Estimated value
$4,520,000
Retail space
7135 Sepulveda Blvd Van Nuys, CA 91405-2930
Individually Owned
19-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8739161
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1993
Construction
TILT-UP CONCRETE
Total area
14,259 SF
Lot
0.74 ac (32,360 SF)
Zoning code
LAC2
APN
2222-029-006
UPID
US09-8739161
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
-
WaBa Grill Restaurant
-
KFC Restaurant Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.86M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.52M
Owner & transaction history
Kiet Tsan · 19 yrs held
Kiet Tsan
since 2006
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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$5,260,000
6.5%
$4,855,000
7%
$4,505,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$6,480,000
Change: -15% · Conversion: Difficult
COMMERCIAL (GENERAL)
$6,140,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$4.52M
Range $4.07M – $4.97M · ±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
$317 / 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
$65,401
Tax year 2024
Assessed value
$5,234,014
Assessed 2024
Previous assessed
$5,234,014
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$3,143,144
Assessed improvement
$2,090,870
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
1993
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
14,259 SF
Lot
0.74 ac (32,360 SF)
Zoning code
LAC2
APN
2222-029-006
UPID
US09-8739161
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
MEDICAL BUILDING
Est. value
$6.5M
COMMERCIAL (GENERAL)
Est. value
$6.1M
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
1993
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.74 ac
Current owner
From public records · entity-resolved
Kiet Tsan
Individual
Mailing address
225 W LE ROY AVE, ARCADIA, CA 91007-6908
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
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
Dec 21, 2006
—
Kiet Tsan
Lai Tsan Kiu
Intrafamily Transfer
related
$700,000 · Banco Popular North America
Jan 14, 2005
$3,800,000
Kiet Tsan
Minaco Pacific LLC
Grant Deed
$2,100,000 · East West Bank
Nov 10, 2004
—
Minaco Pacific LLC
Minassian,edwin
Quit Claim Deed
related
—
Aug 27, 2004
—
Edwin Minassian
Minaco Pacific LLC
Quit Claim Deed
related
$1,200,000 · East West Bank
Jul 30, 2004
—
Minaco Pacific LLC
Minassian,edwin
Quit Claim Deed
related
—
Apr 14, 2000
$1,700,000
Edwin Minassian
—
Grant Deed
related
—
Apr 14, 2000
—
Minassian,edwin
Abode Dev,
Trustees Deed
related
—
Jul 6, 1989
$1,430,000
Adobe Dev
Stirrat Florence
Grant Deed
$1,050,000 · Stirrat Florence
—
—
Adobe Developement Corp
—
Deed Of Trust
related
$550,000 · Bank Of Coronado
—
—
Abode Development Corp
—
Deed Of Trust
related
$850,000 · Bank Of Coronado
—
—
Edwin Minassian
—
Deed Of Trust
related
$1,200,000 · Adobe Development Corp
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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