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Property profile & analytics
OFF-MARKET
Estimated value
$1,690,000
Office buildings
8813 Reseda Blvd Northridge, CA 91324-4040
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0524136
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1958
Construction
WOOD
Total area
7,500 SF
Lot
0.16 ac (7,000 SF)
Zoning code
LAC2
APN
2770-016-018
UPID
US10-0524136
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
$1.07M
Blend (final)
Blend
$1.69M
Owner & transaction history
Reseda Center LLC · 4 yrs held
Reseda Center LLC
since 2021
7 recorded transactions
Zoning & alternative use
LAC2 · Northridge, 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 Northridge submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Northridge 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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.69M
Range $1.52M – $1.86M · ±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
$225 / 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
$17,913
Tax year 2024
Assessed value
$1,410,107
Assessed 2024
Previous assessed
$1,410,107
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$974,889
Assessed improvement
$435,218
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
OFFICE BUILDING
Status
Off-Market
Year built
1958
Construction
WOOD
Heating
NONE
Stories
1
Total area
7,500 SF
Lot
0.16 ac (7,000 SF)
Zoning code
LAC2
APN
2770-016-018
UPID
US10-0524136
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Northridge, CA
Zoning LAC2 · permitted uses
LAC2 · Northridge, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Northridge. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1958
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Reseda Center LLC
Entity
Mailing address
5658 SEPULVEDA BLVD #301, VAN NUYS, CA 91411-2915
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 21, 2023
—
Reseda Center LLC
—
Deed
related
$1,111,000 · American Business Bank
Aug 20, 2021
—
Reseda Center LLC
Leslie Nishanian
Grant Deed
—
Aug 5, 2020
—
Nishanian,nick Trust
Nishanian Nick Trust
Quit Claim Deed
related
—
Aug 5, 2020
$1,950,000
Nick Nishanian JR.
Nishanian Nick Trust
Grant Deed
related
—
Aug 6, 2018
—
Nishanian,nick Trust
Nishanian,nick
Affidavit Of Death
related
—
May 2, 2016
—
Leslie Nishanian
—
Deed
related
$1,500,000 · First Citizens Bank & Trust Co
Jul 8, 2015
$1,950,000
Nishanian,nick Trust
Guzman Leopoldo
Grant Deed
—
Jul 16, 2012
—
Jabboury Sameer Family Trust
Jabboury Family Trust
Quit Claim Deed
related
—
Apr 21, 2003
$630,000
Leopoldo Guzman
Lau,terence K & Monica
Grant Deed
related
—
Dec 28, 1990
$389,500
Tawinganone,tim
Epic Deed Servic
Trustees Deed
related
—
—
—
Leopoldo Guzman
—
Deed Of Trust
related
$954,000 · Affinity Bank
—
—
Leopoldo Guzman
—
Deed Of Trust
related
$986,250 · Affinity Bank
—
—
Thomas G Lagatta
—
Deed Of Trust
related
$850,000 · Security Pacific National Bank
—
—
Thomas G Lagatta
—
Deed Of Trust
related
$50,000 · Individual
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
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