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Property profile & analytics
OFF-MARKET
Estimated value
$2,340,000
Assisted living facilities
7634 Wyngate St Tujunga, CA 91042-1736
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8303280
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1935
Construction
WOOD
Total area
7,468 SF
Lot
0.7 ac (30,563 SF)
Zoning code
LARD2
APN
2558-007-029
UPID
US09-8303280
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
$2.46M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.88M
Blend (final)
Blend
$2.34M
Owner & transaction history
All Healthy Property LLC · 6 yrs held
All Healthy Property LLC
since 2020
Last sale
$2.3M
7 recorded transactions
Zoning & alternative use
LARD2 · Tujunga, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.5M
+67.5%
Medical building
$3.4M
+64.6%
Office building
$3.4M
+62.4%
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 Tujunga submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tujunga 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
$2,415,000
ML approach
$2,455,000
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)
$2,060,000
Current use
AUTO REPAIR, GARAGE
$3,455,000
Change: +68% · Conversion: Difficult
MEDICAL BUILDING
$3,395,000
Change: +65% · Conversion: Difficult
OFFICE BUILDING
$3,350,000
Change: +62% · Conversion: Difficult
RETAIL STORES
$2,860,000
Change: +39% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,305,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$2.34M
Range $2.11M – $2.57M · ±10% · vs last sale $2.25M (May 26 2020)
Last sale anchor
$2.25M
May 26 2020
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
$313 / 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
$26,336
Tax year 2024
Assessed value
$2,067,203
Assessed 2024
Previous assessed
$2,067,203
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$1,833,464
Assessed improvement
$233,739
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
1935
Construction
WOOD
Heating
NONE
Buildings
4
Stories
1
Units
4
Bathrooms
9
Total area
7,468 SF
Lot
0.7 ac (30,563 SF)
Zoning code
LARD2
APN
2558-007-029
UPID
US09-8303280
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LARD2 · Tujunga, CAZoning LARD2 · permitted uses
LARD2 · Tujunga, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$3.5M
MEDICAL BUILDING
Est. value
$3.4M
OFFICE BUILDING
Est. value
$3.4M
RETAIL STORES
Est. value
$2.9M
COMMERCIAL (GENERAL)
Est. value
$2.3M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
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
1935
Construction
WOOD
Heating
NONE
Stories
1
Buildings
4
Units
4
Bathrooms
9
Lot
0.7 ac
Current owner
From public records · entity-resolved
All Healthy Property LLC
Entity
Mailing address
24892 NEWHALL AVE, NEWHALL, CA 91321-1505
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 29, 2025
—
All Health Property LLC
—
Deed
related
$3,800,000 · Pacific Alliance Bank
Jul 14, 2022
—
All Health Property LLC
—
Deed
related
$1,000,000 · Michael Soliman
Jul 22, 2020
—
All Health Property LLC
—
Deed
related
$1,853,000 · New Omni Bk NA
May 26, 2020
$2,250,000
All Healthy Property LLC
Perlas Investments LLC
Grant Deed
$1,853,000 · New Omni Bk NA
Sep 26, 2019
—
Epifania V Nicolas
—
Deed
related
$155,000 · Baylon Family Trust (pt)
Aug 29, 2018
—
Epifania V Nicolas
—
Trustees Deed
related
$200,000 · Matorson USA LLC
Apr 27, 2017
—
Epifania V Nicolas
—
Deed
related
$1,650,000 · Malkim Capital LLC Malkim Capital LLC
Sep 16, 2011
—
Epifania V Nicolas
Shirazi,shantia
Grant Deed
—
Jun 24, 2011
—
Steve S Schaffer
Schaffer,marcia
Affidavit Of Death
related
—
Oct 7, 2009
—
Shantia Shirazi
Nicolas,epifania
Grant Deed
related
—
Sep 2, 2005
$1,350,000
Epifania V Nicolas
Delrosario,edgardo & Aurelia
Grant Deed
$910,000 · Ss Schaffer & Co INC Psp & Tr
Jun 28, 2002
—
A Delrosario
Delrosario,e
Quit Claim Deed
related
—
—
—
Delro
—
Deed Of Trust
related
$100,000 · Clement Olivia
—
—
Epifania V Nicolas
—
Deed Of Trust
related
$155,000 · Baylon Family Trust (pt)
—
—
All Health Property LLC
—
Deed Of Trust
related
$1,853,000 · New Omni Bk NA
—
—
Epifania V Nicolas
—
Deed Of Trust
related
$1,650,000 · Malkim Capital LLC Malkim Capital LLC
—
—
Edgardo Del Rosario
—
Deed Of Trust
related
$515,000 · Blackburne & Brown Mortgage
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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