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Property profile & analytics
OFF-MARKET
Estimated value
$1,035,000
Office buildings
8719 Woodley Ave North Hills, CA 91343-4729
Individually Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6323530
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1967
Construction
WOOD
Total area
3,126 SF
Lot
0.17 ac (7,201 SF)
Zoning code
LACR
APN
2688-015-002
UPID
US09-6323530
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
$1.12M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.04M
Owner & transaction history
Abraham Maissian · 13 yrs held
Abraham Maissian
since 2012
5 recorded transactions
Zoning & alternative use
LACR · North Hills, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.4M
+3.1%
Medical building
$1.4M
+1.4%
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 North Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,215,000
6.5%
$1,120,000
7%
$1,040,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,400,000
Current use
AUTO REPAIR, GARAGE
$1,445,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$1,420,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$1.04M
Range $932k – $1.14M · ±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
$331 / 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
$11,162
Tax year 2024
Assessed value
$883,745
Assessed 2024
Previous assessed
$883,745
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$631,251
Assessed improvement
$252,494
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1967
Construction
WOOD
Heating
NONE
Stories
1
Total area
3,126 SF
Lot
0.17 ac (7,201 SF)
Zoning code
LACR
APN
2688-015-002
UPID
US09-6323530
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LACR · North Hills, CA
Zoning LACR · permitted uses
LACR · North Hills, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
North Hills. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.4M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1967
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Abraham Maissian
Individual
Mailing address
18144 GUILDFORD LN, NORTHRIDGE, CA 91326-2026
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 30, 2012
—
Abraham Maissian
Abraham Maissian
Intrafamily Transfer
related
$472,500 · Citibank NA
Feb 4, 2011
—
Maissian A & H Living Trust
Maissian,abraham & Hermine
Quit Claim Deed
related
—
Aug 18, 2008
$700,000
Abraham Maissian
Brotman H & D Trust
Grant Deed
$560,000 · Bank Of America
Sep 13, 2004
—
Brotman Herbert & D Trust
Brotman,herbert R
Quit Claim Deed
related
—
Apr 21, 1965
—
—
—
Grant Deed
related
—
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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