9535 Reseda Blvd Northridge, CA 91324-2310
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Estimated value (blended)
$12.80M
Range $11.52M – $14.08M (±10%)
Implied cap rate
6.30%
In-place · NOI ÷ last sale
Property ID
US09-6441514
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1966
Construction
CONCRETE
Total area
34,850 SF
Lot
1.69 ac (73,467 SF)
Zoning code
LAC2
APN
2763-036-009
UPID
US09-6441514
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.57M
CAP Approach
CAP
$12.50M
Comparable Approach
Comparable
$10.86M
Blend (final)
Blend
$12.80M
Owner & transaction history
since 2022
Last sale
$13.8M
7 recorded transactions
Zoning & alternative use
LAC2 · Northridge, CA
Top alternative use upside
Neighborhood: shopping center
$21.2M
+35.7%
Auto repair, garage
$16.1M
+3.1%
Medical building
$15.8M
+1.4%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$12.80M
Value range
$11.52M – $14.08M
±10% around blend
Estimated value / SF
$367 / SF
Confidence
High
6 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
60
$11.52M
blend $12.80M
$14.08M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
34,850 SF
Lot area
1.69 ac
Year built
1966
Stories
1
APN
2763-036-009
Assessed value
$14,331,510
Annual tax
$179,176
3
Income approach: direct capitalization
Partial preview
Income approach indication
$12.50M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$13.55M
@ 6.5% CAP return
$12.50M
@ 7% CAP return
$11.61M
4
Sales comparison
Partial preview
Sales approach indication
$5.31M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
3.7 mi away · 35,160 SF
5.9 mi away · 30,103 SF
6.2 mi away · 34,879 SF
6.2 mi away · 34,879 SF
6.2 mi away · 34,879 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$12.80M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 2758 sales
$449
-18%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $367/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Neighborhood: Shopping Center
Gross theoretical uplift
+36%
vs current-use indication
Auto Repair, Garage
Medical Building
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
Implied cap rate
6.30%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.30%
9.0%
NOI (est.)
$964k *
Last sale · Jun 2022
$13.78M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$15.31M
Move the market yield to see immediate price impact.
Value / SF
$439
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.80%6.30%6.80%
$868k
$14.96M
$13.78M
$12.76M
$964k
$16.63M
$15.31M
$14.18M
$1.06M
$18.29M
$16.84M
$15.60M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$5.15M
3.4 mi · Dec 2025 · $159/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$179,176
Tax year 2024
Assessed value
$14,331,510
Assessed 2024
Previous assessed
$14,331,510
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$7,698,960
Assessed improvement
$6,632,550
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1966
Construction
CONCRETE
Heating
NONE
Cooling
OTHER
Stories
1
Total area
34,850 SF
Lot
1.69 ac (73,467 SF)
Zoning code
LAC2
APN
2763-036-009
UPID
US09-6441514
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Northridge, CAZoning LAC2 · permitted uses
LAC2 · Northridge, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1966
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.69 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
LAC2
Jurisdiction
Northridge, CA
Recorded code
LAC2
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