FOR LEASE
Retail space
Property ID
US09-7930351
Individually Owned Owner of record is an individual.
17-yr Hold Held for 17 years.
Absentee Owner Owner mailing address differs from the property address.
~
Est. High Equity Modeled equity is high. Estimate, not a fact.
Individually Owned 
For Lease
1 / 7
$11,555,000
9012 Sepulveda Blvd, Los Angeles, CA 91343
View Listing
Ownership intelligence
Who controls the opportunity?
Owner of record from public deeds, plus portfolio, hold profile and investor signals where the data supports them. Included with a plan.
Owner contacts
Can we reach the decision maker?
Skip-traced phones and e-mails of the owner. Included with a plan.
Debts
What is owed, to whom, and when it comes due
Recorded lenders, amounts and estimated maturities of the owner's loan book — included with a plan.
Property tax · 2024
What does the county charge?
$269k
Tax billed · 2024
Assessed value$21.42M
Assessed land$12.12M
Assessed improvement$9.31M
Effective rate1.26%
Value estimate
· Nov 2026$11.56M
$10.40M – $12.71M
NOI build-up
Gross scheduled income$1.95M
Vacancy & credit loss−$201k
Operating expenses−$524k
NOI · 81,546,933.33% cap applied$1.22M
Realmo valuation models over county records and 3 qualifying comparable sales.
Recently sold
What actually traded nearby?
$292/SF
Submarket average, outlier-cleaned · 28 recorded sales of this use type
Observed band · Q1–Q3$90 – $405
Qualifying comparables3
Cap rate analysis
How does the asset earn?
81,546,933.33%
$1.22M estimated NOI · market benchmarks for this use type
Price anchors at 6 / 6.5 / 7% — in the full report.
Zoning insight
What can be built here?
LAM1
JurisdictionLOS ANGELES
Location intelligence
Which uses thrive at this corner?
Best fit: Realty agency
Demand heat for this use is drawn on the map · LocInt grid
Demand index
Realty agency62.8
Law Firm49.9
Spa & Massage20.1
Demand index: how under-served this business type is around this point — modeled from the LocInt grid (area demand vs. what already operates, adjusted by real visit traffic). Higher means stronger unmet demand.
Location
✓ County assessor
✓ Recorded deeds · 2 transfers
✓ 3 qualifying comp sales
✓ Zoning catalog
Every figure names its source: public record, benchmark, or modeled. Coverage varies by property — thin data is stated as missing, never invented.
Comparables
6 recorded sales · 9 properties nearbyRecent sales nearby
6 recorded sales in this ZIP, last 8 years
Address
Sale price
Sold
Size
Sale prices and dates as our records hold them, one row per building. A deed can cover more of a building than the size shown, so read the price against the size rather than dividing one by the other.
Comparable nearby
6 properties of the same type nearby
Comparable nearby
Similar in This City for Lease
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks.A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 3 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional plan · 30 reports
from $199/month
from $199/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$11.56M
Value range
$10.40M – $12.71M
±10% around blend
Estimated value / SF
$219 / SF
Confidence
Low
3 county-verified comps
Property data
100
Market benchmarks
67
Comparable sales
30
Income certainty
100
$10.40M
blend $11.56M
$12.71M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
- GBA
- 52,708 SF
- Lot area
- 3.36 ac
- Year built
- 2005
- Stories
- 1
- APN
- 2654-004-053
- Zoning
- LAM1
- Assessed value · 2024
- $21,423,627
- Annual tax · 2024
- $269,074
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
- Estimated market rent / SF
- Potential gross income
- Vacancy allowance
- Effective gross income
- Benchmark operating expenses
- Stabilized NOI
- Property tax · 2024
- $269,074
- Selected cap rate
4
Comparable sales
Partial preview
Comparables picked and weighted for this valuation. The Overview tab lists recorded sales nearby as our records hold them, unweighted and unselected, so the two do not have to agree.
Sales approach indication
$14.30M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale date
Sale price
$ / SF
18.0 mi away · 40,081 SF
19.7 mi away · 44,174 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$11.56M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)
Average
Subject delta
Submarket 28 sales
$292
-25%
County 3566 sales
$383
-43%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $219/SF.
Delta below average reads as headroom.
Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+6%
vs current use, $15.37M
- Warehouse, Storage
- Retail Stores · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
How Realmo checks its estimates
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable sales, saved work and exports.
9-scenario matrix
Comparable sales · 3
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional plan · 30 reports
from $199/month
from $199/month
Overview
No cap rate is computable for this property yet
No recorded sale, income signal or market-rate row for its use type. Any figures below are a modeled what-if, not an implied cap rate.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$16.66M
Move the market yield to see immediate price impact.
Value / SF
$316
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the modeled NOI — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$1.05M
$20.99M
$14.99M
$11.66M
$1.17M
$23.32M
$16.66M
$12.96M
$1.28M
$25.66M
$18.33M
$14.25M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable sales
Partial preview
Qualifying comparables
3 found
Low confidence · county-verified
Closest comparable
$16.25M
15.2 mi · Dec 2025 · $298/SF
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Building & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Lease
Year built
2005
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Units
11
Total area
52,708 SF
Lot
3.36 ac (146,400 SF)
Zoning code
LAM1
APN
2654-004-053
UPID
US09-7930351
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Property tax & assessments
Tax year 2024
Tax billed
$269,074
Assessed value
$21,423,627
Assessed 2024
Previous assessed
$21,423,627
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$12,117,625
Assessed improvement
$9,306,002
Applied tax rate
8.0000
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
Jurisdiction
North Hills, CA
Zoning code
LAM1
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and any signals we can model, to help you decide who to contact next.
What opens after registration
Ownership intelligence
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties we can resolve, with estimated value
Deal signalsSell-side activity where we detect it
Debt & historyRecorded loans and transaction history
Included with every plan
See the ownership record for this address.
Registration is required before any owner information is shown.
Every paid plan opens ownership intelligence on every property.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Owner Contacts
Phones and e-mails of the people behind this property's owner, traced from licensed contact data.
Owner phones and e-mails come with a plan - traced from licensed contact data, with verification and Do-Not-Call flags on every number.
Debts · part of Ownership Intelligence
See what the owner owes, and when it comes due.
The mortgage data comes with a plan: recorded loans of the owner - lender, amount, rate and the estimated maturity - as part of the Ownership Intelligence workspace.
What opens after registration
Ownership intelligence
Recorded loansLender, amount and origination for every instrument
Estimated maturityWhen the debt comes due and the refi window opens
Rates & liensRecorded or estimated rate, junior liens flagged
CollateralWhich holding secures each loan - this property marked
Included with every plan
See the ownership record for this address.
Registration is required before any owner information is shown.
Every paid plan opens ownership intelligence on every property.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Research This Page with AI
Rey answers here. ChatGPT, Grok and Claude get the same data packet.
Includes: Price & PSF · Cap rate · Location · Zoning
Ask Rey →
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Grok
Claude
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Still being built. It lands here next, beside the two above.
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