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Property profile & analytics
OFF-MARKET
Estimated value
$32,460,000
Warehouses
9635 Van Nuys Blvd Panorama City, CA 91402-1022
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-9343473
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1978
Construction
TILT-UP CONCRETE
Total area
75,050 SF
Lot
2.09 ac (90,832 SF)
Zoning code
LAC2
APN
2650-021-003
UPID
US09-9343473
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
$35.35M
Blend (final)
Blend
$32.46M
Owner & transaction history
Extra Space Properties Two LLC · 4 yrs held
Extra Space Properties Two LLC
since 2022
Last sale
$32.8M
3 recorded transactions
Zoning & alternative use
LAC2 · Panorama City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$45.7M
+107.1%
Restaurant
$42.0M
+90.5%
Retail stores
$39.9M
+81.1%
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 Panorama City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Panorama City 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
$28,900,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$22,050,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$45,675,000
Change: +107% · Conversion: Moderate
RESTAURANT
$42,010,000
Change: +91% · Conversion: Difficult
RETAIL STORES
$39,940,000
Change: +81% · Conversion: Moderate
MEDICAL BUILDING
$34,115,000
Change: +55% · Conversion: Difficult
COMMERCIAL (GENERAL)
$32,320,000
Change: +47% · Conversion: Difficult
OFFICE BUILDING
$27,380,000
Change: +24% · Conversion: Difficult
Blend value · Realmo final
$32.46M
Range $29.21M – $35.71M · ±10% · vs last sale $32.80M (Jan 4 2022)
Last sale anchor
$32.80M
Jan 4 2022
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
$433 / 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
$419,101
Tax year 2024
Assessed value
$34,123,559
Assessed 2024
Previous assessed
$34,123,559
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$19,557,959
Assessed improvement
$14,565,600
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
1978
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
75,050 SF
Lot
2.09 ac (90,832 SF)
Zoning code
LAC2
APN
2650-021-003
UPID
US09-9343473
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Panorama City, CA
Zoning LAC2 · permitted uses
LAC2 · Panorama City, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Panorama City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$22.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$45.7M
RESTAURANT
Est. value
$42.0M
RETAIL STORES
Est. value
$39.9M
MEDICAL BUILDING
Est. value
$34.1M
COMMERCIAL (GENERAL)
Est. value
$32.3M
OFFICE BUILDING
Est. value
$27.4M
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
RETAIL STORES
MEDICAL BUILDING
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1978
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
2.09 ac
Current owner
From public records · entity-resolved
Extra Space Properties Two LLC
Entity
Mailing address
PO BOX 71870, SALT LAKE CITY, UT 84171-0870
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 4, 2022
$32,798,500
Extra Space Properties Two LLC
Abo Investments
Grant Deed
—
Aug 30, 2000
—
Lopuch
Abernethy-carr-lopuch 2,
Quit Claim Deed
related
—
—
—
Lf No 1 LLC
—
Deed Of Trust
related
$2,550,000 · Great-west Life & Annuity Ins
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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