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Property profile & analytics
OFF-MARKET
Estimated value
$600,000
Car washes
8960 Sepulveda Blvd North Hills, CA 91343-4306
Individually Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8159911
Property profile
Verified
Property type
Car washes
Use group
CAR WASH
Year built
2014
Construction
WOOD
Total area
3,398 SF
Lot
0.9 ac (39,173 SF)
Zoning code
LAM1
APN
2654-005-017
UPID
US09-8159911
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
by Request
Blend (final)
Blend
$600k
Owner & transaction history
Tigran Pogosyan · 7 yrs held
Tigran Pogosyan
since 2018
7 recorded transactions
Zoning & alternative use
LAM1 · North Hills, 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 North Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North Hills 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$177 / 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
$34,088
Tax year 2024
Assessed value
$2,679,609
Assessed 2024
Previous assessed
$2,679,609
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$1,983,011
Assessed improvement
$696,598
Applied tax rate
8.0000
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
Car washes
Use group
CAR WASH
Status
Off-Market
Year built
2014
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
3,398 SF
Lot
0.9 ac (39,173 SF)
Zoning code
LAM1
APN
2654-005-017
UPID
US09-8159911
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAM1 · North Hills, CA
Zoning LAM1 · permitted uses
LAM1 · North Hills, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
North Hills. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2014
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.9 ac
Current owner
From public records · entity-resolved
Tigran Pogosyan
Individual
Mailing address
8064 WILKINSON AVE, NORTH HOLLYWOOD, CA 91605-1238
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
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
May 6, 2024
—
8960 Sepulveda LLC
—
Deed
related
$2,000,000 · United States Small Business Admin
Dec 21, 2023
—
8960 Sepulveda LLC
—
Deed
related
$2,000,000 · United States Small Business Admin
Oct 5, 2023
—
8960 Sepulveda LLC
—
Deed
related
$6,805,500 · Banner Bank
May 1, 2019
—
8960 Sepulveda LLC
—
Deed
related
$3,571,600 · Pacific Enterprise Bank
Dec 20, 2018
—
8960 Sepulveda LLC
—
Deed
related
$3,967,800 · Community Valley Bank
Dec 13, 2018
—
Tigran Pogosyan
Gasparyan,llllt
Quit Claim Deed
—
Oct 3, 2013
$1,650,000
Tigran Pogosyan
Muriel V Sar
Grant Deed
$1,295,000 · Capital Bank
Mar 7, 2003
—
Michael J Shaffer
Shaffer,gay
Quit Claim Deed
related
—
Nov 30, 1994
—
Henry K Shaffer
—
Deed Of Trust
related
—
Aug 3, 1993
—
Henry K Shaffer
—
Deed Of Trust
related
—
Jan 12, 1993
—
Henry K Shaffer
—
Deed Of Trust
related
—
—
—
Pogosyan,tigran
—
Loan Modification
related
$1,343,300 · Capital Bk
—
—
Pogosyan,tigran
—
Loan Modification
related
$2,035,125 · Capital Bk
—
—
Tigran Pogosyan
—
Deed Of Trust
related
$1,382,000 · Cdc Small Busn Fin
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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