New search
Property profile & analytics
OFF-MARKET
Estimated value
$1,915,000
Assisted living facilities
8138 Woodlake Ave, West Hills, CA 91304-3500
Entity Owned
27-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9367737
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2001
Construction
WOOD
Total area
132,974 SF
Lot
5.59 ac (243,675 SF)
Zoning code
LAA1
APN
2014-024-002
UPID
US09-9367737
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.92M
Owner & transaction history
L I Eight LLC · 27 yrs held
L I Eight LLC
since 1998
7 recorded transactions
Zoning & alternative use
LAA1 · West Hills, 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 West Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Hills 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$14 / 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
$164,398
Tax year 2024
Assessed value
$12,207,681
Assessed 2024
Previous assessed
$12,207,681
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$2,490,093
Assessed improvement
$9,717,588
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
2001
Construction
WOOD
Heating
NONE
Cooling
REFRIGERATOR
Stories
2
Units
115
Bathrooms
99
Total area
132,974 SF
Lot
5.59 ac (243,675 SF)
Zoning code
LAA1
APN
2014-024-002
UPID
US09-9367737
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAA1 · West Hills, CA
Zoning LAA1 · permitted uses
LAA1 · West Hills, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
West Hills. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2001
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
2
Units
115
Bathrooms
99
Lot
5.59 ac
Current owner
From public records · entity-resolved
L I Eight LLC
Entity
Mailing address
999 3RD AVE STE #4550, SEATTLE, WA 98104-4010
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1998
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 22, 2000
—
Whills LLC
—
Grant Deed
related
$14,500,000 · Tokai Bank California
Jun 30, 1998
$1,350,000
L I Eight LLC
West Valley Christian Church
Grant Deed
$1,500,000 · Individual
Dec 13, 1990
$2,250,000
West Valley Chri
Flornes Dolores
Trustees Deed
$765,000 · Church Development Fund
—
—
Valley Christian Church West
—
Deed Of Trust
related
$322,350 · Church Development Fund
—
—
Valley Chri West
—
Deed Of Trust
related
—
—
—
Whills LLC
—
Deed Of Trust
related
$9,100,000 · Capmark Financial INC
—
—
Whills LLC
—
Loan Modification
related
$9,100,000 · Federal Home Loan Mortgage Cor
—
—
Whills LLC
—
Loan Modification
related
$14,375,000 · Federal Home Loan Mortgage Cor
—
—
Whills LLC
—
Deed Of Trust
related
$14,375,000 · Gmac Commercial Mortgage Corp
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 8138 Woodlake Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
