Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$8,090,000
Apartment buildings
9969 Sepulveda Blvd Mission Hills, CA 91345-2974
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7557879
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1978
Construction
WOOD
Total area
16,534 SF
Lot
0.43 ac (18,735 SF)
Zoning code
LAR3
APN
2660-009-026
UPID
US09-7557879
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
$8.34M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.09M
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
$10.8M
+216.7%
Neighborhood: shopping center
$10.1M
+196.0%
Auto repair, garage
$7.7M
+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
$8,335,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$10,765,000
Change: +217% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$10,065,000
Change: +196% · Conversion: Difficult
AUTO REPAIR, GARAGE
$7,650,000
Change: +125% · Conversion: Difficult
MEDICAL BUILDING
$7,515,000
Change: +121% · Conversion: Moderate
OFFICE BUILDING
$7,415,000
Change: +118% · Conversion: Moderate
RETAIL STORES
$5,100,000
Change: +50% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,885,000
Change: +44% · Conversion: Moderate
Blend value · Realmo final
$8.09M
Range $7.28M – $8.90M · ±10% · vs last sale $10.60M (Mar 28 2023)
Last sale anchor
$10.60M
Mar 28 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
$489 / 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
$65,077
Tax year 2024
Assessed value
$5,199,960
Assessed 2024
Previous assessed
$5,199,960
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$3,243,600
Assessed improvement
$1,956,360
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
1978
Construction
WOOD
Heating
NONE
Units
19
Bathrooms
19
Total area
16,534 SF
Lot
0.43 ac (18,735 SF)
Zoning code
LAR3
APN
2660-009-026
UPID
US09-7557879
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
$10.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$10.1M
AUTO REPAIR, GARAGE
Est. value
$7.7M
MEDICAL BUILDING
Est. value
$7.5M
OFFICE BUILDING
Est. value
$7.4M
RETAIL STORES
Est. value
$5.1M
COMMERCIAL (GENERAL)
Est. value
$4.9M
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
1978
Construction
WOOD
Heating
NONE
Units
19
Bathrooms
19
Lot
0.43 ac
Current owner
From public records · entity-resolved
George W Ekins
Individual
Mailing address
23971 AVENIDA CRESCENTA, 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
15 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 28, 2023
$10,600,000
George W Ekins
Vecino Vista LLC
Grant Deed
$5,880,000 · Mufg Union Bank NA
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
—
Grant Deed
related
$6,300,000 · Boston Private Bk
Jul 11, 2008
—
Integrated Resources
Santa Barbara Equities
Grant 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
$2,396,250 · Hawthorne Savings Bank Fsb
Mar 19, 2002
$1,185,000
Infinity Equity LLC
Sattar,zakaria A & Fatima Z
Grant Deed
related
—
Feb 19, 1988
$321,000
Zakaria A Sattar
Wests
Trustees Deed
$25,000 · Kreis Victor A
Feb 19, 1988
$320,909
Westside Exchang
Kreis
Trustees Deed
related
—
—
—
Walika Properties
—
Deed Of Trust
related
$225,000 · A B Jacobs & Associates INC
—
—
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 9969 Sepulveda Blvd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
