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Property profile & analytics
OFF-MARKET
Estimated value
$2,960,000
Retail space
8111 Van Nuys Blvd, Panorama City, CA 91402-4862
Individually Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6314128
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1987
Construction
WOOD
Total area
9,436 SF
Lot
0.42 ac (18,401 SF)
Zoning code
LAC2
APN
2210-011-033
UPID
US09-6314128
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
by Request
CAP Approach
CAP
$3.21M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.96M
Owner & transaction history
Mehran Ebrahimpour · 13 yrs held
Mehran Ebrahimpour
since 2013
7 recorded transactions
Zoning & alternative use
LAC2 · Panorama City, 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 Panorama City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Panorama City 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%
$3,480,000
6.5%
$3,210,000
7%
$2,980,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$4,290,000
Change: -15% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,065,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$2.96M
Range $2.66M – $3.26M · ±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
$314 / 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
$39,113
Tax year 2024
Assessed value
$3,108,421
Assessed 2024
Previous assessed
$3,108,421
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$1,672,693
Assessed improvement
$1,435,728
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1987
Construction
WOOD
Heating
NONE
Stories
1
Total area
9,436 SF
Lot
0.42 ac (18,401 SF)
Zoning code
LAC2
APN
2210-011-033
UPID
US09-6314128
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Panorama City, CA
Zoning LAC2 · permitted uses
LAC2 · Panorama City, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Panorama City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING
Est. value
$4.3M
COMMERCIAL (GENERAL)
Est. value
$4.1M
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
1987
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.42 ac
Current owner
From public records · entity-resolved
Mehran Ebrahimpour
Individual
Mailing address
609 N HILLCREST RD, BEVERLY HILLS, CA 90210-3514
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
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
Aug 25, 2017
—
Armani Investments LLC
—
Deed
related
$200,000 · Jpmorgan Chase Bank NA
Mar 1, 2013
—
Mehran Ebrahimpour
Ebrahimpour,elizabeth
Quit Claim Deed
related
—
Mar 14, 2007
—
Armani Investments LLC
Ebrahimpour,mehran
Quit Claim Deed
related
—
Oct 16, 2006
—
Mehran Ebrahimpour
Armani Investments LLC
Quit Claim Deed
related
—
Jul 18, 2003
$2,230,000
Armani Investment LLC
Park,stanley E & Nancy S
Grant Deed
$1,450,000 · United Commercial Bank
May 16, 2002
$1,725,000
Stanley E Park
Fogel Trust
Grant Deed
$1,200,000 · Uniti Bank
Jan 5, 1988
$39,000
Ori B Fogel
Unknown
Grant Deed
—
—
—
Armani Investments LLC
—
Deed Of Trust
related
$1,466,000 · J P Morgan Chase Bank
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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