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Property profile & analytics
OFF-MARKET
Estimated value
$2,215,000
Assisted living facilities
7140 Balboa Blvd Van Nuys, CA 91406-3610
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7860945
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1964
Construction
WOOD
Total area
5,672 SF
Lot
0.61 ac (26,689 SF)
Zoning code
LAP
APN
2225-018-026
UPID
US09-7860945
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
-
Comprehensive Psychological Services Inc. Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.11M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.36M
Blend (final)
Blend
$2.22M
Owner & transaction history
Dbf Lt Venice LLC · 4 yrs held
Dbf Lt Venice LLC
since 2021
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
LAP · Van Nuys, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$3.5M
+120.4%
Restaurant
$3.2M
+102.7%
Retail stores
$3.0M
+92.7%
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
$1,905,000
ML approach
$2,110,000
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)
$1,565,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$3,450,000
Change: +120% · Conversion: Difficult
RESTAURANT
$3,175,000
Change: +103% · Conversion: Difficult
RETAIL STORES
$3,020,000
Change: +93% · Conversion: Difficult
MEDICAL BUILDING
$2,580,000
Change: +65% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,445,000
Change: +56% · Conversion: Difficult
OFFICE BUILDING
$2,070,000
Change: +32% · Conversion: Difficult
Blend value · Realmo final
$2.22M
Range $1.99M – $2.44M · ±10% · vs last sale $2.35M (Dec 3 2021)
Last sale anchor
$2.35M
Dec 3 2021
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
$391 / 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
$30,985
Tax year 2024
Assessed value
$2,444,940
Assessed 2024
Previous assessed
$2,444,940
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$2,132,820
Assessed improvement
$312,120
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
1964
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
5,672 SF
Lot
0.61 ac (26,689 SF)
Zoning code
LAP
APN
2225-018-026
UPID
US09-7860945
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAP · Van Nuys, CA
Zoning LAP · permitted uses
LAP · 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.5M
RESTAURANT
Est. value
$3.2M
RETAIL STORES
Est. value
$3.0M
MEDICAL BUILDING
Est. value
$2.6M
COMMERCIAL (GENERAL)
Est. value
$2.4M
OFFICE BUILDING
Est. value
$2.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
RETAIL STORES
MEDICAL BUILDING
COMMERCIAL (GENERAL)
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
1964
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
0.61 ac
Current owner
From public records · entity-resolved
Dbf Lt Venice LLC
Entity
Mailing address
7711 JELLICO AVE, NORTHRIDGE, CA 91325-4542
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 3, 2021
$2,350,000
Dbf Lt Venice LLC
Dbf Lt Balboa LLC
Grant Deed
$1,762,500 · Tri Counties Bank
Jun 28, 2019
$1,930,000
Dbf Lt Balboa LLC
Raf Lt Balboa LLC
Grant Deed
—
Sep 22, 2016
—
Raf Lt Balboa LLC
7140 Balboa Properties II LLC
Quit Claim Deed
—
Apr 5, 2016
$334,000
7140 Balboa Properties II LLC
Roseman Gift LLC
Grant Deed
—
Mar 17, 2016
—
Roseman Gift LLC
7140 Balboa Properties II LLC
Grant Deed
—
Feb 12, 2007
—
7140 Balboa Properties LLC
Freeman B Living Trust
Grant Deed
—
Aug 8, 2002
—
Freeman,tr
Freeman,tr
Quit Claim Deed
related
—
May 25, 1972
$44,000
—
—
Grant 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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