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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Investment properties
8903 Laurel Cyn Blvd Sun Valley, CA 91352-1730
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8019765
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1949
Construction
WOOD
Total area
1,598 SF
Lot
0.39 ac (17,127 SF)
Zoning code
LAC2
APN
2634-007-027
UPID
US09-8019765
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
$550k
CAP Approach
CAP
$500k
Comparable Approach
Comparable
$447k
Blend (final)
Blend
$550k
Owner & transaction history
Michael Piercy · 1 yrs held
Michael Piercy
since 2025
Last sale
$551,819
7 recorded transactions
Zoning & alternative use
LAC2 · Sun Valley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$725,000
+47.1%
Office building
$715,000
+45.2%
Auto repair, garage
$630,000
+27.6%
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 Sun Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sun Valley 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
$550,000
ML approach
$550,000
CAP Approach
CAP Return
Estimation
6%
$540,000
6.5%
$500,000
7%
$460,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$495,000
Current use
MEDICAL BUILDING
$725,000
Change: +47% · Conversion: Easy
OFFICE BUILDING
$715,000
Change: +45% · Conversion: Easy
AUTO REPAIR, GARAGE
$630,000
Change: +28% · Conversion: Difficult
RETAIL STORES
$610,000
Change: +24% · Conversion: Easy
WAREHOUSE, STORAGE
$425,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$550k
Range $495k – $605k · ±10% · vs last sale $552k (Jul 2 2024)
Last sale anchor
$552k
Jul 2 2024
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
$344 / 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
$5,865
Tax year 2024
Assessed value
$421,402
Assessed 2024
Previous assessed
$421,402
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$396,099
Assessed improvement
$25,303
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1949
Construction
WOOD
Heating
NONE
Stories
1
Bathrooms
1
Total area
1,598 SF
Lot
0.39 ac (17,127 SF)
Zoning code
LAC2
APN
2634-007-027
UPID
US09-8019765
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Sun Valley, CA
Zoning LAC2 · permitted uses
LAC2 · Sun Valley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sun Valley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$495,000
MEDICAL BUILDING
Est. value
$725,000
OFFICE BUILDING
Est. value
$715,000
AUTO REPAIR, GARAGE
Est. value
$630,000
RETAIL STORES
Est. value
$610,000
WAREHOUSE, STORAGE
Est. value
$425,000
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
WAREHOUSE, STORAGE
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
1949
Construction
WOOD
Heating
NONE
Stories
1
Bathrooms
1
Lot
0.39 ac
Current owner
From public records · entity-resolved
Michael Piercy
Individual
Free & Clear · 1 yrs held
Mailing address
10321 PENROSE ST, SUN VALLEY, CA 91352-2119
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 21, 2025
—
Michael Piercy
Georgette Cristin Soderlund
Deed
—
Jul 2, 2024
—
Georgette Cristin Soderlund
Georgette Soderlund
Intrafamily Transfer
related
—
Sep 24, 2009
$551,819
George Soderlund
American Trust Deed Svcs Corp
Trustees Deed
related
—
May 7, 2009
$551,819
George Soderland
American Trust Deed Svcs Corp
Trustees Deed
related
—
Sep 19, 2007
$600,000
Rodolfo Villasenor
Preciado,mariciano & Rosa
Grant Deed
$480,000 · George & Vitchuda Soderlund
Sep 18, 2007
$600,000
Rodolfo Villasenor
Preciado,mariciano & Rosa
Grant Deed
$480,000 · George & Vitchuda Soderlund
Oct 6, 2005
$350,000
Mariciano Preciado
Lopez,florencia A
Grant Deed
$125,000 · Florencia A Lopez
Oct 8, 2003
$350,000
Florencia A Lopez
Busch Farms LLC
Grant Deed
$225,000 · Busch Farms LLC
Nov 5, 1999
—
Heckendorf H Etal
—
Deed Of Trust
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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