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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    8404 Willis Ave Panorama City, CA 91402-3552

    • Apartment buildings
    • 57,334 SF
    • 1.55 lot acres
    OFF-MARKET
    Value Estimations
    $5,450,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US09-7987961
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Apartment buildings

    Property Details for 8404 Willis Ave

    Year built
    1963
    Construction
    WOOD
    Lot size
    1.55 lot acres
    Property size
    57,334 SF
    Zone code
    LAR3
    Property type
    Apartment buildings
    APN
    2653-019-037
    APU
    2653019037

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $5,757,000
      Market price range: $5.76M - $15.7M

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Panorama City
    County
    Los Angeles
    State
    California
    Longitude
    -118.455
    Latitude
    34.2235
    CBSA code
    31080
    CBSA name
    LOS ANGELES-LONG BEACH-ANAHEIM, CA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $43,831
    $1,536,979
    $1,304,178
    $2,841,157
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $1,985,000
      20,120 SF

      7947 Willis Ave

      APARTMENT HOUSE (5+ UNITS) • 20,120 SF
      7947 Willis Ave, Panorama City, CA 91402-5821
      View Details
    • Value Estimation
      $3,520,000
      28,941 SF

      8549 Willis Ave

      APARTMENT HOUSE (5+ UNITS) • 28,941 SF
      8549 Willis Ave, Panorama City, CA 91402-3460
      View Details
    • Value Estimation
      $3,280,000
      26,844 SF

      8418 Willis Ave

      APARTMENT HOUSE (5+ UNITS) • 26,844 SF
      8418 Willis Ave, Panorama City, CA 91402-3554
      View Details
    • Value Estimation
      $3,395,000
      29,188 SF

      8550 Willis Ave

      APARTMENT HOUSE (5+ UNITS) • 29,188 SF
      8550 Willis Ave, Panorama City, CA 91402-3461
      View Details
    • Value Estimation
      $3,420,000
      27,440 SF

      8526 Willis Ave

      APARTMENT HOUSE (5+ UNITS) • 27,440 SF
      8526 Willis Ave, Panorama City, CA 91402-3458
      View Details
    • Value Estimation
      $5,420,000
      42,402 SF

      7934 Woodman Ave

      APARTMENT HOUSE (5+ UNITS) • 42,402 SF
      7934 Woodman Ave, Panorama City, CA 91402-6201
      View Details

    Similar Nearby for Sale

    • $350,000
      821 SF

      Panorama City Condominium with Parking

      Well-maintained 2-bedroom condominium with gated parking in Panorama City.
      9054 Willis Ave, Van Nuys, CA 91402
      View Details
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      19,742 SF

      Panorama City Multifamily Investment Opportunity

      27-unit multifamily in Panorama City with value-add potential.
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      View Details
    • $1,080,000
      1,866 SF

      Two Vacant Units in Panorama

      Income property with two separate units and ADU potential.
      14320 Osborne St, Panorama City, CA 91402
      View Details
    • $1,300,000

      Residential Income Property with Solar

      Multifamily property featuring solar panels and rental income potential.
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      1,072 SF

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      Thoughtfully designed townhome with indoor-outdoor living and community amenities.
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      1,698 SF

      Spacious Townhome in Panorama City

      Three-bedroom, three-bathroom townhome with entertainment room in Panorama City.
      9039 Van Nuys Blvd, Panorama City, CA 91402
      View Details

    Similar Nearby for Lease

    • $2,995 /Mo
      1,077 SF

      Remodeled Condo in Gated Community

      Resort-style living in a remodeled condo with modern amenities.
      7924 Woodman Ave, Panorama City, CA 91402
      View Details
    • $32 SF/Yr
      1,300 SF

      Roscoe Blvd Retail Space Available

      Prime Medical Office Space, 7,200 SF Available
      14526 Roscoe Blvd, Los Angeles, CA 91402
      View Details
    • $39 SF/Yr
      46,235 SF

      Van Nuys Blvd Retail Spaces

      Prime Los Angeles Retail Opportunity
      8342 Van Nuys Blvd, Los Angeles, CA 91402
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    • $1.48 SF/Yr
      18,147 SF

      Van Nuys Industrial Facility

      Industrial facility with upgraded office space and high ceilings.
      14350 Arminta St, Van Nuys, CA 91402
      View Details
    • $31 SF/Yr
      2,066 SF

      Van Nuys Flex Space Available

      2,066 SF Office/Warehouse, Prime Location
      14521 Arminta St, Los Angeles, CA 91402
      View Details
    • Contact for pricing
      308,000 SF

      Panorama Mall: Prime Retail Space

      High-traffic Los Angeles shopping center; 13 spaces available.
      8401 Van Nuys Blvd, Los Angeles, CA 91402
      View Details
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    8404 Willis Ave
    Panorama City, CA 91402-3552
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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