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Property profile & analytics
OFF-MARKET
Estimated value
$4,460,000
Apartment buildings
9929 Sepulveda Blvd Mission Hills, CA 91345-2971
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-7557880
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1979
Construction
WOOD
Total area
15,628 SF
Lot
0.43 ac (18,799 SF)
Zoning code
LAR3
APN
2660-009-029
UPID
US09-7557880
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
$3.87M
Comparable Approach
Comparable
$4.52M
Blend (final)
Blend
$4.46M
Owner & transaction history
9929 Sepulveda LLC
9929 Sepulveda LLC
since 2025
Last sale
$4.7M
7 recorded transactions
Zoning & alternative use
LAR3 · Mission Hills, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$7.2M
+124.9%
Medical building
$7.1M
+121.1%
Office building
$7.0M
+118.1%
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 Mission Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mission 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%
$4,190,000
6.5%
$3,870,000
7%
$3,590,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,215,000
Current use
AUTO REPAIR, GARAGE
$7,230,000
Change: +125% · Conversion: Difficult
MEDICAL BUILDING
$7,105,000
Change: +121% · Conversion: Moderate
OFFICE BUILDING
$7,010,000
Change: +118% · Conversion: Moderate
RETAIL STORES
$4,820,000
Change: +50% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,615,000
Change: +44% · Conversion: Moderate
Blend value · Realmo final
$4.46M
Range $4.01M – $4.91M · ±10% · vs last sale $4.73M (Dec 5 2025)
Last sale anchor
$4.73M
Dec 5 2025
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
$285 / 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
$59,749
Tax year 2024
Assessed value
$4,758,396
Assessed 2024
Previous assessed
$4,758,396
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$2,855,039
Assessed improvement
$1,903,357
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1979
Construction
WOOD
Heating
NONE
Units
23
Bathrooms
27
Total area
15,628 SF
Lot
0.43 ac (18,799 SF)
Zoning code
LAR3
APN
2660-009-029
UPID
US09-7557880
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR3 · Mission Hills, CAZoning LAR3 · permitted uses
LAR3 · Mission Hills, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$3.2M
AUTO REPAIR, GARAGE
Est. value
$7.2M
MEDICAL BUILDING
Est. value
$7.1M
OFFICE BUILDING
Est. value
$7.0M
RETAIL STORES
Est. value
$4.8M
COMMERCIAL (GENERAL)
Est. value
$4.6M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
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
1979
Construction
WOOD
Heating
NONE
Units
23
Bathrooms
27
Lot
0.43 ac
Current owner
From public records · entity-resolved
9929 Sepulveda LLC
Entity
Mailing address
13300 VICTORY BLVD #504, VAN NUYS, CA 91401-1831
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 5, 2025
$4,730,000
9929 Sepulveda LLC
Rancho Sepulveda LLC
Grant Deed
—
Sep 13, 2023
—
Rancho Sepulveda LLC
Brian Brahms
Grant Deed
$500,000 · Jpmorgan Chase Bank NA
Jun 24, 2016
$4,100,000
Brian Brahms
Paul A Kenworthy
Grant Deed
$2,235,000 · Jpmorgan Chase Bank NA
Jun 24, 2016
—
Paul A Kenworthy
9929 Sep LLC
Quit Claim Deed
—
Jul 12, 2013
—
9929 Sep LLC
Kenworthy,paul A
Grant Deed
—
Jul 11, 2013
$2,600,000
Paul A Kenworthy
9929 Sepulveda Co
Grant Deed
$1,950,000 · Sterling Bank
Jul 11, 2013
—
Paul A Kenworthy
Kenworthy,kimberly A
Quit Claim Deed
related
—
Oct 25, 1991
$561,000
Roberto Martinez
—
Grant Deed
related
—
—
—
9929 Sepulveda Co
—
Deed Of Trust
related
$72,250 · Reznick Trust
—
—
9929 Sepulveda Co
—
Deed Of Trust
related
$980,000 · Washington Mutual Fsb
—
—
9929 Sepulveda Co
—
Deed Of Trust
related
$1,600,000 · Citibank West Fsb
—
—
9929 Sepulveda Co
—
Deed Of Trust
related
$60,500 · Shapiro Trust
—
—
Sepulveda C 9929
—
Deed Of Trust
related
$875,000 · First Federal Savings & Loan
—
—
9929 Sepulveda Co
—
Deed Of Trust
related
$1,085,000 · Washington Mutual Fsb
—
—
9929 Sepulveda Co
—
Deed Of Trust
related
$17,000 · Individual
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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