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Property profile & analytics
OFF-MARKET
Estimated value
$8,855,000
Apartment buildings
9949 Sepulveda Blvd Mission Hills, CA 91345-2973
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6315740
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 (18,742 SF)
Zoning code
LAR3
APN
2660-009-027
UPID
US09-6315740
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
$8.43M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.86M
Owner & transaction history
George W Ekins · 3 yrs held
George W Ekins
since 2023
Last sale
$10.6M
7 recorded transactions
Zoning & alternative use
LAR3 · Mission Hills, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$10.2M
+216.7%
Neighborhood: shopping center
$9.5M
+196.0%
Auto repair, garage
$7.2M
+124.9%
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
$10,125,000
ML approach
$8,425,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$10,175,000
Change: +217% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$9,510,000
Change: +196% · Conversion: Difficult
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
Blend value · Realmo final
$8.86M
Range $7.97M – $9.74M · ±10% · vs last sale $10.60M (Mar 23 2023)
Last sale anchor
$10.60M
Mar 23 2023
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
$567 / 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
$70,049
Tax year 2024
Assessed value
$5,612,040
Assessed 2024
Previous assessed
$5,612,040
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$3,243,600
Assessed improvement
$2,368,440
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 (18,742 SF)
Zoning code
LAR3
APN
2660-009-027
UPID
US09-6315740
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
RESTAURANT
Est. value
$10.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$9.5M
AUTO REPAIR, GARAGE
Est. value
$7.2M
MEDICAL BUILDING
Est. value
$7.1M
OFFICE BUILDING
Est. value
$7.0M
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1979
Construction
WOOD
Heating
NONE
Units
23
Bathrooms
27
Lot
0.43 ac
Current owner
From public records · entity-resolved
George W Ekins
Individual
Mailing address
23971 S AVENIDA CRESCENTA BLVD #331, VALENCIA, CA 91355-3101
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 28, 2023
$10,600,000
George W Ekins
Vecino Vista LLC
Correction Deed
related
—
Mar 23, 2023
—
Wu Vecino LLC
Vecino Vista LLC
Intrafamily Transfer
related
—
Aug 18, 2020
—
Vecino Vista LLC
—
Deed
related
$282,000 · Boston Private Bank & Trust Company
Jul 1, 2020
—
Vecino Vista LLC
—
Deed
related
$7,520,000 · Boston Private Bk
May 30, 2019
—
Vecino Vista LLC
—
Deed
related
$6,300,000 · Boston Private Bank & Trust Company
Aug 22, 2013
$5,375,053
Vecino Vista LLC
Integrated Sepulveda LLC
Grant Deed
$4,031,250 · Boston Safe Deposit & Trust Co
Jul 11, 2008
—
Integrated Sepulveda LLC
Integrated Resources
Quit Claim Deed
$4,170,000 · Column Guaranteed LLC
Mar 15, 2006
$5,858,000
Integrated Resources
Walika Properties
Grant Deed
$4,225,000 · Commercial Capital Bank Fsb
Feb 28, 2003
$3,195,000
Walika Properties
Infinty Equites LLC
Grant Deed
related
$2,396,250 · Hawthorne Savings Bank Fsb
Mar 19, 2002
$1,335,000
Infinity Equities LLC
Hong Trust
Grant Deed
related
$2,000,000 · Abn Amro Mortgage Group INC
Jul 28, 1989
$1,430,000
Tmc Exchange Ser
9949
Trustees Deed
related
$1,072,000 · Columbia Savings & Loan
—
—
Vecino Vista LLC
—
Deed Of Trust
related
$5,620,000 · Cbre Cap Markets
—
—
Vecino Vista LLC
—
Loan Modification
related
$7,520,000 · Boston Private Bk
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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