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Property profile & analytics
OFF-MARKET
Estimated value
$11,315,000
Office buildings
9035 Canoga Ave Canoga Park, CA 91304-1513
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8624781
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1972
Total area
40,635 SF
Lot
1.67 ac (72,620 SF)
Zoning code
LAMR2
APN
2779-018-022
UPID
US09-8624781
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
$9.97M
CAP Approach
CAP
$14.58M
Comparable Approach
Comparable
$14.95M
Blend (final)
Blend
$11.32M
Owner & transaction history
Stay Mellow LLC · 3 yrs held
Stay Mellow LLC
since 2023
Last sale
$11.5M
7 recorded transactions
Zoning & alternative use
LAMR2 · Canoga Park, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$18.8M
+43.6%
Medical building
$18.5M
+41.1%
Retail stores
$17.8M
+36.2%
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 Canoga Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Canoga Park 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
$12,290,000
ML approach
$9,965,000
CAP Approach
CAP Return
Estimation
6%
$15,790,000
6.5%
$14,575,000
7%
$13,535,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$13,090,000
Current use
AUTO REPAIR, GARAGE
$18,795,000
Change: +44% · Conversion: Difficult
MEDICAL BUILDING
$18,470,000
Change: +41% · Conversion: Easy
RETAIL STORES
$17,825,000
Change: +36% · Conversion: Moderate
COMMERCIAL (GENERAL)
$12,035,000
Change: -8% · Conversion: Easy
WAREHOUSE, STORAGE
$11,940,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$11.32M
Range $10.18M – $12.45M · ±10% · vs last sale $11.50M (Mar 30 2023)
Last sale anchor
$11.50M
Mar 30 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
$278 / 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
$147,582
Tax year 2024
Assessed value
$11,730,000
Assessed 2024
Previous assessed
$11,730,000
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$9,078,000
Assessed improvement
$2,652,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1972
Heating
NONE
Stories
1
Total area
40,635 SF
Lot
1.67 ac (72,620 SF)
Zoning code
LAMR2
APN
2779-018-022
UPID
US09-8624781
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAMR2 · Canoga Park, CA
Zoning LAMR2 · permitted uses
LAMR2 · Canoga Park, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Canoga Park. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$13.1M
AUTO REPAIR, GARAGE
Est. value
$18.8M
MEDICAL BUILDING
Est. value
$18.5M
RETAIL STORES
Est. value
$17.8M
COMMERCIAL (GENERAL)
Est. value
$12.0M
WAREHOUSE, STORAGE
Est. value
$11.9M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
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
1972
Heating
NONE
Stories
1
Lot
1.67 ac
Current owner
From public records · entity-resolved
Stay Mellow LLC
Entity
Mailing address
8616 LA TIJERA BLVD STE #103, LOS ANGELES, CA 90045-3955
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 6, 2025
—
Stay Mellow LLC
—
Deed
related
$800,000 · Preferred Bank
Mar 30, 2023
$11,500,000
Stay Mellow LLC
Burgis Holdings LLC
Grant Deed
$7,000,000 · Preferred Bank
Oct 4, 2021
$10,400,000
Burgis Holdings LLC
Canod Investment Company
Grant Deed
$6,240,000 · East West Bank
May 8, 2008
—
Canord Investment Co
—
Deed Of Trust
related
$5,100,000 · Rabobank
May 31, 2002
—
Canord Investment Co
—
Deed Of Trust
related
$1,500,000 · Wells Fargo Bank
—
—
Canord Inv Co
—
Deed Of Trust
related
$200,000 · First Citizens Bank
—
—
Canord Inv Co
—
Deed Of Trust
related
$3,800,000 · First Interstate Bank Californ
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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