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Property profile & analytics
OFF-MARKET
Estimated value
$3,935,000
Parking lots & garages
8040 Langdon Ave Van Nuys, CA 91406
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9486462
Property profile
Verified
Property type
Parking lots & garages
Use group
PARKING LOT
Year built
1993
Construction
TILT-UP CONCRETE
Total area
7,900 SF
Lot
0.21 ac (9,214 SF)
Zoning code
LARA
APN
2654-039-026
UPID
US09-9486462
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
$3.71M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.94M
Owner & transaction history
Semont Properties II LLC · 5 yrs held
Semont Properties II LLC
since 2021
Last sale
$4.2M
7 recorded transactions
Zoning & alternative use
LARA · Van Nuys, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$5.7M
+52.7%
Neighborhood: shopping center
$4.8M
+28.3%
Restaurant
$4.4M
+18.0%
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
$3,640,000
ML approach
$3,705,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
PARKING LOT
$3,750,000
Current use
AUTO REPAIR, GARAGE
$5,725,000
Change: +53% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,810,000
Change: +28% · Conversion: Difficult
RESTAURANT
$4,420,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$4,205,000
Change: +12% · Conversion: Difficult
MEDICAL BUILDING
$3,590,000
Change: -4% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,400,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$3.94M
Range $3.54M – $4.33M · ±10% · vs last sale $4.20M (Jan 26 2021)
Last sale anchor
$4.20M
Jan 26 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
$498 / 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
$4,084
Tax year 2024
Assessed value
$300,445
Assessed 2024
Previous assessed
$300,445
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$288,432
Assessed improvement
$12,013
Applied tax rate
8.0000
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
Parking lots & garages
Use group
PARKING LOT
Status
Off-Market
Year built
1993
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
7,900 SF
Lot
0.21 ac (9,214 SF)
Zoning code
LARA
APN
2654-039-026
UPID
US09-9486462
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LARA · Van Nuys, CA
Zoning LARA · permitted uses
LARA · 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
PARKING LOT Current
Est. value
$3.8M
AUTO REPAIR, GARAGE
Est. value
$5.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.8M
RESTAURANT
Est. value
$4.4M
RETAIL STORES
Est. value
$4.2M
MEDICAL BUILDING
Est. value
$3.6M
COMMERCIAL (GENERAL)
Est. value
$3.4M
PARKING LOT Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
RETAIL STORES
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
Lot
0.21 ac
Current owner
From public records · entity-resolved
Semont Properties II LLC
Entity
Free & Clear · 5 yrs held
Mailing address
15505 ROSCOE BLVD, NORTH HILLS, CA 91343-6503
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 26, 2021
—
Semont Properties II LLC
Bert Boeckmann
Correction Deed
related
—
Jan 26, 2021
—
Semont Properties II LLC
Boeckmann Family Trust
Quit Claim Deed
—
Jan 20, 2021
—
Boeckmann Family Trust
Semont Properties LLC
Quit Claim Deed
—
Dec 22, 2020
—
Semont Properties LLC
Boeckmann Family Trust
Quit Claim Deed
—
Jul 16, 2013
$4,200,000
Boeckmann Family Trust
Simpson,mark & Julie
Grant Deed
—
Apr 24, 2008
—
Mark Simpson
Vernon Earl Simpson
Affidavit Of Death Of Joint Tenant
related
$2,500,000 · Farmers & Merchants Bank Of Long Beach
Apr 15, 2008
—
Simpson Vernon E Trust
Simpson,vernon E
Affidavit Of Death
related
—
Aug 14, 2006
—
Vernon E Simpson
Simpson,vernon E
Quit Claim Deed
related
—
Jun 19, 2002
—
Simpson Trust
—
Deed Of Trust
related
$1,500,000 · Farmers & Merchants Bk Lng Bch
Jul 22, 1999
—
Simpson,vernon E Trustee
Simpson,v E
Quit Claim Deed
related
—
—
—
Boeckmann Family Trust
—
Deed Of Trust
related
$9,700,000 · Ford Motor Credit
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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