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Property profile & analytics
OFF-MARKET
Estimated value
$2,205,000
Office buildings
9040 Topanga Cyn Blvd West Hills, CA 91304-1435
Individually Owned
11-yr Hold
~
Est. High Equity
Property ID
US09-8192555
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1980
Construction
WOOD
Total area
11,591 SF
Lot
0.54 ac (23,720 SF)
Zoning code
LAC1
APN
2779-020-054
UPID
US09-8192555
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
$3.05M
Blend (final)
Blend
$2.21M
Owner & transaction history
Michael T Tan · 11 yrs held
Michael T Tan
since 2015
7 recorded transactions
Zoning & alternative use
LAC1 · West 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 West Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,430,000
Change: -8% · Conversion: Easy
WAREHOUSE, STORAGE
$3,405,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$2.21M
Range $1.98M – $2.43M · ±10%
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
$190 / 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
$30,906
Tax year 2024
Assessed value
$2,391,909
Assessed 2024
Previous assessed
$2,391,909
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$1,366,806
Assessed improvement
$1,025,103
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
1980
Construction
WOOD
Heating
NONE
Stories
1
Total area
11,591 SF
Lot
0.54 ac (23,720 SF)
Zoning code
LAC1
APN
2779-020-054
UPID
US09-8192555
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC1 · West Hills, CA
Zoning LAC1 · permitted uses
LAC1 · West Hills, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
West Hills. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$3.4M
WAREHOUSE, STORAGE
Est. value
$3.4M
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
1980
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.54 ac
Current owner
From public records · entity-resolved
Michael T Tan
Individual
Mailing address
9040 TOPANGA CYN BLVD, WEST HILLS, CA 91304-1435
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 20, 2019
—
Michael T Tanaka
—
Deed
related
$1,015,000 · Jpmorgan Chase Bank NA
Jun 10, 2015
$1,625,000
Michael T Tan
Western Alliance Bank
Grant Deed
$1,137,500 · Western Alliance Bank
Aug 31, 2012
—
Service First Bk
C2k Group LLC
Deed In Lieu Of Foreclosure
related
—
Apr 23, 2009
$2,400,000
C2k Group LLC
Kasower Properties LLC
Grant Deed
—
Jul 1, 2008
—
Kasower Properties LLC
Kasower,sheldon & Norma L
Quit Claim Deed
—
Oct 5, 1992
—
Kasower Sheldon
—
Deed Of Trust
related
—
—
—
C2k Group LLC
—
Deed Of Trust
related
$1,495,000 · Service First Bank
—
—
C2k Group LLC
—
Deed Of Trust
related
$1,000,000 · Service First 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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