N Hills, CA 91343
Entity Owned
21-yr Hold
Absentee Owner
~
Est. High Equity
Estimated value (blended)
$1.10M
Range $986k – $1.20M (±10%)
Property ID
US09-9448594
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1947
Construction
WOOD
Total area
15,481 SF
Lot
0.79 ac (34,255 SF)
Zoning code
LAC2
APN
2654-012-029
UPID
US09-9448594
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate 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
$681k
Blend (final)
Blend
$1.10M
Owner & transaction history
since 2004
3 recorded transactions
Zoning & alternative use
LAC2 · Hills, CA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 16 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.10M
Value range
$986k – $1.20M
±10% around blend
Estimated value / SF
$71 / SF
Confidence
High
16 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
100
$986k
blend $1.10M
$1.20M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
15,481 SF
Lot area
0.79 ac
Year built
1947
Stories
1
APN
2654-012-029
Assessed value
$1,775,297
Annual tax
$24,250
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$2.87M
Weighted, 16 comps · high confidence
Evidence
16 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
11.1 mi away · 13,499 SF
11.2 mi away · 12,429 SF
11.7 mi away · 10,883 SF
12.8 mi away · 12,870 SF
14.6 mi away · 11,004 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.10M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 28 sales
$292
-76%
County 3566 sales
$383
-82%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $71/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 16 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.78M
Move the market yield to see immediate price impact.
Value / SF
$115
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$112k
$2.24M
$1.60M
$1.24M
$124k
$2.49M
$1.78M
$1.38M
$137k
$2.73M
$1.95M
$1.52M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
16 found
High confidence · county-verified
Closest comparable
$7.13M
8.5 mi · Jan 2026 · $364/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$24,250
Tax year 2024
Assessed value
$1,775,297
Assessed 2024
Previous assessed
$1,775,297
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$861,509
Assessed improvement
$913,788
Applied tax rate
8.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1947
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
3
Stories
1
Units
6
Bathrooms
6
Total area
15,481 SF
Lot
0.79 ac (34,255 SF)
Zoning code
LAC2
APN
2654-012-029
UPID
US09-9448594
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Hills, CAZoning LAC2 · permitted uses
LAC2 · Hills, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1947
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Units
6
Bathrooms
6
Lot
0.79 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
LAC2
Jurisdiction
Hills, CA
Recorded code
LAC2
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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