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Property profile & analytics
OFF-MARKET
Estimated value
$860,000
Manufacturing properties
7635 Tobias Ave Van Nuys, CA 91405-1223
Entity Owned
6-yr Hold
Free & Clear
Property ID
US09-8578214
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1953
Construction
TILT-UP CONCRETE
Total area
5,172 SF
Lot
0.13 ac (5,639 SF)
Zoning code
LAM1
APN
2210-029-014
UPID
US09-8578214
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
-
Page Foods Big Box & Wholesale Store Food Market
-
GA Machine Shop Industrial Manufacturer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$930k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$860k
Owner & transaction history
7635 Tobias LLC · 6 yrs held
7635 Tobias LLC
since 2019
7 recorded transactions
Zoning & alternative use
LAM1 · 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%
$1,005,000
6.5%
$930,000
7%
$865,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,145,000
Current use
Blend value · Realmo final
$860k
Range $774k – $946k · ±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
$166 / 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
$19,334
Tax year 2024
Assessed value
$1,558,443
Assessed 2024
Previous assessed
$1,558,443
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,093,645
Assessed improvement
$464,798
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1953
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
5,172 SF
Lot
0.13 ac (5,639 SF)
Zoning code
LAM1
APN
2210-029-014
UPID
US09-8578214
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAM1 · Van Nuys, CA
Zoning LAM1 · permitted uses
LAM1 · 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
INDUSTRIAL (GENERAL) Current
Est. value
$1.1M
INDUSTRIAL (GENERAL) Current
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
1953
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.13 ac
Current owner
From public records · entity-resolved
7635 Tobias LLC
Entity
Free & Clear · 6 yrs held
Mailing address
PO BOX 370, VAN NUYS, CA 91408-0370
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
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
Sep 26, 2019
—
7635 Tobias LLC
Youabian Living Trust
Quit Claim Deed
—
Sep 13, 2019
—
Youabian Living Trust
Youabian,peyman
Quit Claim Deed
related
—
Feb 14, 2019
$1,425,000
Peyman Youabian
Taip LLC
Grant Deed
—
Jun 1, 2018
—
Taip LLC
Taip LLC
Quit Claim Deed
related
—
Oct 11, 2016
$933,000
Taip LLC
Page Frederick R Trust
Grant Deed
—
Apr 4, 2011
—
Page Frederick R Trust
Page,raymond
Affidavit Of Death
related
—
Sep 30, 2010
—
Page Frederick R Trust
Page,frederick R
Quit Claim Deed
related
—
Mar 24, 1999
$314,000
Fredrick R Page
Cerda,john
Grant Deed
$289,000 · Heller First Capital
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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