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Property profile & analytics
OFF-MARKET
Estimated value
$850,000
Assisted living facilities
7630 Wilbur Ave Reseda, CA 91335-1707
Individually Owned
5-yr Hold
Absentee Owner
Property ID
US09-7911982
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1959
Construction
WOOD
Total area
2,326 SF
Lot
0.37 ac (15,978 SF)
Zoning code
LARA
APN
2103-015-020
UPID
US09-7911982
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
-
Best Years Assisted Living Nursing Home Retirement Community
-
Care One Group Association Or Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$830k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$888k
Blend (final)
Blend
$850k
Owner & transaction history
Hakop Jack Balian · 5 yrs held
Hakop Jack Balian
since 2021
Last sale
$850,008
7 recorded transactions
Zoning & alternative use
LARA · Reseda, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.3M
+97.9%
Office building
$1.2M
+82.8%
Medical building
$1.1M
+65.9%
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 Reseda submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Reseda 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
$835,000
ML approach
$830,000
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)
$640,000
Current use
AUTO REPAIR, GARAGE
$1,265,000
Change: +98% · Conversion: Difficult
OFFICE BUILDING
$1,165,000
Change: +83% · Conversion: Difficult
MEDICAL BUILDING
$1,060,000
Change: +66% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$985,000
Change: +54% · Conversion: Difficult
RETAIL STORES
$755,000
Change: +18% · Conversion: Difficult
COMMERCIAL (GENERAL)
$695,000
Change: +9% · Conversion: Difficult
WAREHOUSE, STORAGE
$650,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$850k
Range $765k – $935k · ±10% · vs last sale $850k (May 13 2021)
Last sale anchor
$850k
May 13 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
$365 / 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
$11,538
Tax year 2024
Assessed value
$902,026
Assessed 2024
Previous assessed
$902,026
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$530,604
Assessed improvement
$371,422
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
1959
Construction
WOOD
Heating
CENTRAL
Cooling
YES
Stories
1
Units
1
Rooms
10
Bathrooms
3
Total area
2,326 SF
Lot
0.37 ac (15,978 SF)
Zoning code
LARA
APN
2103-015-020
UPID
US09-7911982
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LARA · Reseda, CA
Zoning LARA · permitted uses
LARA · Reseda, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Reseda. 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
$640,000
AUTO REPAIR, GARAGE
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$985,000
RETAIL STORES
Est. value
$755,000
COMMERCIAL (GENERAL)
Est. value
$695,000
WAREHOUSE, STORAGE
Est. value
$650,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1959
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
1
Rooms
10
Bathrooms
3
Lot
0.37 ac
Current owner
From public records · entity-resolved
Hakop Jack Balian
Individual
Mailing address
4162 GRN MDW CT, ENCINO, CA 91316-4460
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
22 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 13, 2021
$850,000
Hakop Jack Balian
Aroutyoun Pembedjian
Grant Deed
$637,500 · Loan Gallery INC
Feb 27, 2015
—
Aroutyoun Pembedjian
Daldumyan Agnes
Quit Claim Deed
related
—
Feb 27, 2015
$535,000
Aroutyoun Pembedjian
Yom Investments LLC
Grant Deed
$428,000 · Pmac Lndg Svcs
Jul 24, 2012
$387,000
Yom Investments LLC
Premier America Cu
Grant Deed
—
May 16, 2011
$375,000
Premier America FCU
Quality Loan Service Corp
Trustees Deed
related
—
Oct 31, 1996
$140,000
Jose A Cornejo
Federal National Mortgage Assn
Grant Deed
$135,800 · Federal National Mortgage Assn
Jul 2, 1996
$161,750
Federal National Mortgage Assn
Mehrabian,garabet & Anoush
Trustees Deed
related
—
Sep 11, 1995
—
Anoush Mehrabian
Mehrabian,e
Quit Claim Deed
related
—
Jul 14, 1995
—
Evet Mehrabian
Mehrabian,a
Quit Claim Deed
related
—
May 4, 1989
$230,000
Mehrabian Garabe
Ingrassi Anthony
Grant Deed
$184,000 · Abq Bank
—
—
Jose A Cornejo
—
Deed Of Trust
related
$500,000 · Premier America FCU
—
—
Aroutyoun Pembedjian
—
Deed Of Trust
related
$74,000 · Bank Of The West
—
—
Jose A Cornejo
—
Deed Of Trust
related
$417,000 · Premier America FCU
—
—
Jose A Cornejo
—
Deed Of Trust
related
$120,000 · Premier America FCU
—
—
Jose A Cornejo
—
Deed Of Trust
related
$18,000 · America's Wholesale Lender
—
—
Jose A Cornejo
—
Deed Of Trust
related
$202,000 · America's Wholesale Lender
—
—
Jose A Cornejo
—
Deed Of Trust
related
$234,000 · America's Wholesale Lender
—
—
Jose A Cornejo
—
Deed Of Trust
related
$188,000 · Fieldstone Mortgage Co
—
—
Jose A Cornejo
—
Deed Of Trust
related
$270,000 · Premier America FCU
—
—
Jose A Cornejo
—
Deed Of Trust
related
$365,000 · Premier America FCU
—
—
Jose A Cornejo
—
Deed Of Trust
related
$297,000 · Premier America FCU
—
—
Garabet Mehrabian
—
Deed Of Trust
related
$202,000 · Funders Mtg Corp America
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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