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Property profile & analytics
OFF-MARKET
Estimated value
$780,000
Office buildings
8819 Reseda Blvd Northridge, CA 91324-4040
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7026615
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1946
Construction
WOOD
Total area
2,112 SF
Lot
0.08 ac (3,500 SF)
Zoning code
LAC2
APN
2770-016-012
UPID
US09-7026615
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
$815k
CAP Approach
CAP
$760k
Comparable Approach
Comparable
$609k
Blend (final)
Blend
$780k
Owner & transaction history
Los Angeles Science Fantasy Society · 1 yrs held
Los Angeles Science Fantasy Society
since 2025
Last sale
$796,500
7 recorded transactions
Zoning & alternative use
LAC2 · Northridge, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.3M
+35.7%
Auto repair, garage
$975,000
+3.1%
Medical building
$960,000
+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 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
$730,000
ML approach
$815,000
CAP Approach
CAP Return
Estimation
6%
$820,000
6.5%
$760,000
7%
$705,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$945,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,285,000
Change: +36% · Conversion: Difficult
AUTO REPAIR, GARAGE
$975,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$960,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$780k
Range $702k – $858k · ±10% · vs last sale $797k (Mar 20 2025)
Last sale anchor
$797k
Mar 20 2025
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
$369 / 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
$10,033
Tax year 2024
Assessed value
$803,856
Assessed 2024
Previous assessed
$803,856
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$401,928
Assessed improvement
$401,928
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
1946
Construction
WOOD
Heating
NONE
Stories
1
Total area
2,112 SF
Lot
0.08 ac (3,500 SF)
Zoning code
LAC2
APN
2770-016-012
UPID
US09-7026615
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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$945,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$975,000
MEDICAL BUILDING
Est. value
$960,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
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
1946
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.08 ac
Current owner
From public records · entity-resolved
Los Angeles Science Fantasy Society
Individual
Mailing address
1038 N HOLLYWOOD WAY, BURBANK, CA 91505-2525
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 20, 2025
$796,500
Los Angeles Science Fantasy Society
John David Fries
Grant Deed
—
Jun 30, 2022
—
John David Fries
—
Deed
related
$116,000 · Southwest Bancorp
Aug 10, 2016
—
John D Fries
Fries,michelle A
Affidavit Of Death
related
$125,000 · Southwest Bancorp
Feb 15, 2008
—
Fries Family Trust
Fries,john D & Michelle
Quit Claim Deed
related
—
Dec 5, 2005
—
John D Fries
Fries,john D
Quit Claim Deed
related
—
Nov 30, 2005
$600,000
John David Fries
Jonathan Matthew Paley
Grant Deed
$360,000 · Community West Bank NA
Jun 15, 2004
$200,000
Paley,tr
Welcome Common Trust
Grant Deed
$150,000 · Jacqui Larkin
Nov 24, 2003
—
Welcome Trust
Welcome Trust
Quit Claim Deed
related
—
Feb 2, 1998
—
Welcome Warren W
Welcome,w W & M T
Quit Claim Deed
related
—
Sep 22, 1970
$38,000
—
—
Grant Deed
related
—
—
—
Fries Family Trust
—
Deed Of Trust
related
$125,000 · Southwest Bancorp
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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