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Property profile & analytics
OFF-MARKET
Estimated value
$8,425,000
Grocery and convenience stores
9801 Laurel Cyn Blvd Pacoima, CA 91331-4039
Trust Owned
24-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7495254
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2000
Construction
TILT-UP CONCRETE
Total area
52,144 SF
Lot
3.35 ac (146,119 SF)
Zoning code
LAR1
APN
2622-015-001
UPID
US09-7495254
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
Current use
Occupant on record · Public records
-
Superior Grocers Grocery & Convenience Store Food Market
-
Fred Loya Insurance Insurance Agency
-
Loya Insurance Company Insurance Agency
-
Birreria El Patron 818 Restaurant
-
Churros Rellenos Ailyn Bar & Pub Catering Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$11.36M
Blend (final)
Blend
$8.43M
Owner & transaction history
Circle Trust · 24 yrs held
Circle Trust
since 2002
4 recorded transactions
Zoning & alternative use
LAR1 · Pacoima, 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 Pacoima submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pacoima 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
Blend value · Realmo final
$8.43M
Range $7.58M – $9.27M · ±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
$162 / 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
$78,971
Tax year 2024
Assessed value
$5,620,005
Assessed 2024
Previous assessed
$5,620,005
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$1,340,247
Assessed improvement
$4,279,758
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2000
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Stories
1
Total area
52,144 SF
Lot
3.35 ac (146,119 SF)
Zoning code
LAR1
APN
2622-015-001
UPID
US09-7495254
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR1 · Pacoima, CA
Zoning LAR1 · permitted uses
LAR1 · Pacoima, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pacoima. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2000
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
3.35 ac
Current owner
From public records · entity-resolved
Circle Trust
Trust
Mailing address
2333 COTNER AVE, LOS ANGELES, CA 90064-1803
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2002
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 30, 2002
—
Harvey,tr
—
Deed Of Trust
related
$4,560,000 · Bear Stearns Funding INC
Jun 28, 2002
—
Circle Trust
M & A Gabaee
Grant Deed
related
—
Sep 19, 2000
—
M Gabaee
—
Grant Deed
related
$4,000,000 · Farmers & Merchants Bk Lng Bch
Apr 15, 1997
—
M & A Gabaee
Chevron USA,
Trustees Deed
related
$3,000,000 · Farmers & Merchants Bk Lng Bch
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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