Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$2,405,000
Community centers
8905 Glenoaks Blvd Sun Valley, CA 91352-2086
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7474610
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1958
Construction
WOOD
Total area
15,886 SF
Lot
0.8 ac (34,836 SF)
Zoning code
LAC2
APN
2408-008-035
UPID
US09-7474610
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
$2.11M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.41M
Owner & transaction history
Hovsep Demirjian · 3 yrs held
Hovsep Demirjian
since 2023
Last sale
$2.8M
5 recorded transactions
Zoning & alternative use
LAC2 · Sun Valley, 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 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
$1,920,000
ML approach
$2,105,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.41M
Range $2.16M – $2.65M · ±10% · vs last sale $2.80M (Mar 15 2023)
Last sale anchor
$2.80M
Mar 15 2023
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
$151 / 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
$71,132
Tax year 2024
Assessed value
$5,552,880
Assessed 2024
Previous assessed
$5,552,880
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$3,084,480
Assessed improvement
$2,468,400
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1958
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Units
6
Total area
15,886 SF
Lot
0.8 ac (34,836 SF)
Zoning code
LAC2
APN
2408-008-035
UPID
US09-7474610
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.
Building & site characteristics
From public records
Year built
1958
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Units
6
Lot
0.8 ac
Current owner
From public records · entity-resolved
Hovsep Demirjian
Individual
Mailing address
9066 MORNING GLOW WAY, SUN VALLEY, CA 91352-2257
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Mar 15, 2023
$2,800,000
Hovsep Demirjian
Mari Tatevosian
Grant Deed
$280,000 · Mari Tatevosian
Aug 22, 2018
—
Tatevosian,mari Trust
—
Deed
related
$2,200,000 · Harvest Com'l Cap LLC
Oct 3, 2017
—
Tatevosian,mari Trust
Tatevosian,mari
Quit Claim Deed
related
—
Apr 29, 2010
$1,000,000
Mari Tatevosian
Trabon Realty Corp
Grant Deed
$850,000 · Us Bank NA
—
—
Tatevosian,mari Trust
—
Deed Of Trust
related
$2,200,000 · Harvest Com'l Cap LLC
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 8905 Glenoaks Blvd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
