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Property profile & analytics
OFF-MARKET
Estimated value
$18,815,000
Warehouses
8918 Woodman Ave Arleta, CA 91331-6401
Individually Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6221425
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2002
Construction
TILT-UP CONCRETE
Total area
94,830 SF
Lot
1.63 ac (70,794 SF)
Zoning code
LAC2
APN
2640-016-028
UPID
US09-6221425
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
Current use
Occupant on record · Public records
-
818 Party Rental Party Supply Store Rental Equipment Company
-
Arleta Self Storage Storage Facility
-
guatecargo express Shipping Company Freight Service
-
U-Haul Neighborhood Dealer Car Rental Facility
-
Sonic Towing 24/7 Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$13.97M
Comparable Approach
Comparable
$18.28M
Blend (final)
Blend
$18.82M
Owner & transaction history
Haig And Judith C Kehiayan Family T
Haig And Judith C Kehiayan Family T
since 2025
Last sale
$21.5M
7 recorded transactions
Zoning & alternative use
LAC2 · Arleta, 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 Arleta submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Arleta 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%
$15,135,000
6.5%
$13,970,000
7%
$12,975,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$30,500,000
Current use
COMMERCIAL (GENERAL)
$28,405,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$18.82M
Range $16.93M – $20.70M · ±10% · vs last sale $21.50M (Jul 20 2025)
Last sale anchor
$21.50M
Jul 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
$198 / 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
$70,212
Tax year 2024
Assessed value
$5,069,642
Assessed 2024
Previous assessed
$5,069,642
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$932,497
Assessed improvement
$4,137,145
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2002
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
666
Total area
94,830 SF
Lot
1.63 ac (70,794 SF)
Zoning code
LAC2
APN
2640-016-028
UPID
US09-6221425
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Arleta, CA
Zoning LAC2 · permitted uses
LAC2 · Arleta, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Arleta. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$30.5M
COMMERCIAL (GENERAL)
Est. value
$28.4M
WAREHOUSE, STORAGE Current
COMMERCIAL (GENERAL)
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
2002
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
666
Lot
1.63 ac
Current owner
From public records · entity-resolved
Haig And Judith C Kehiayan Family T
Individual
Mailing address
26471 MACMILLAN RNCH RD, CANYON COUNTRY, CA 91387-4034
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 20, 2025
—
Haig And Judith C Kehiayan Family T
Haig And Judith Kehiayan Family Tru
Deed
related
—
Oct 20, 2025
$21,500,000
Trojan Storage Of Arleta II LLC
Haig And Judith C Kehiayan Family T
Grant Deed
$18,170,000 · Wells Fargo Bank NA
Nov 12, 2024
—
Thomas William Stafford
Judith C Kehiayan
Deed
—
Oct 1, 2020
—
Judith C Kehiayan
—
Deed
related
$7,000,000 · Homestreet Bank
Aug 16, 2016
—
Judith C Kehiayan
Judith C Kehiayan
Intrafamily Transfer
related
$5,000,000 · Homestreet Bank
Nov 29, 2011
—
Kehiayan H & J 2011 Trust
Kehiayan,judith C
Quit Claim Deed
related
—
Nov 21, 2011
—
Judith C Kehiayan
Kehiayan H & J Fam Trust
Quit Claim Deed
related
—
Jan 20, 2011
—
Kehiayan Haig & J Fam Trust
—
Deed Of Trust
related
$4,400,000 · Wilshire State Bank
Jul 3, 2008
—
Kehiayan Judith C Tr
Kehiayan,haig
Affidavit Of Death
related
—
Aug 31, 2005
—
Kehiayan Haig & J Family Trust
—
Trustees Deed
related
$4,600,000 · Imperial Capital Bank
Aug 3, 2000
—
Kehiayan Trust
Arklin,henry & Louise
Grant Deed
$550,000 · Te Valde Trust
—
—
Kehiayan,h & J Family 2011 Trust
—
Deed Of Trust
related
$4,300,000 · Wilshire State Bank
—
—
Kehiayan Trust
—
Deed Of Trust
related
$4,600,000 · Cathay Bank
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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