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Property profile & analytics
OFF-MARKET
Estimated value
$3,260,000
Parking lots & garages
Panorama City, CA 91402
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9489721
Property profile
Verified
Property type
Parking lots & garages
Use group
PARKING LOT
Year built
1965
Total area
9,000 SF
Lot
0.21 ac (9,100 SF)
Zoning code
LAC2
APN
2212-004-011
UPID
US09-9489721
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
$3.12M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.26M
Owner & transaction history
Alderwood Properties LP · 5 yrs held
Alderwood Properties LP
since 2020
Last sale
$3.5M
7 recorded transactions
Zoning & alternative use
LAC2 · Panorama City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.0M
+18.0%
Retail stores
$4.8M
+12.2%
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 Panorama City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Panorama City 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
$2,995,000
ML approach
$3,115,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
PARKING LOT
$4,270,000
Current use
RESTAURANT
$5,040,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$4,790,000
Change: +12% · Conversion: Difficult
MEDICAL BUILDING
$4,090,000
Change: -4% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,875,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$3.26M
Range $2.93M – $3.59M · ±10% · vs last sale $3.47M (Oct 21 2020)
Last sale anchor
$3.47M
Oct 21 2020
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
$362 / 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
$10,697
Tax year 2024
Assessed value
$860,108
Assessed 2024
Previous assessed
$860,108
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$848,966
Assessed improvement
$11,142
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
Parking lots & garages
Use group
PARKING LOT
Status
Off-Market
Year built
1965
Heating
NONE
Total area
9,000 SF
Lot
0.21 ac (9,100 SF)
Zoning code
LAC2
APN
2212-004-011
UPID
US09-9489721
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Panorama City, CA
Zoning LAC2 · permitted uses
LAC2 · Panorama City, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Panorama City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
PARKING LOT Current
Est. value
$4.3M
RESTAURANT
Est. value
$5.0M
RETAIL STORES
Est. value
$4.8M
MEDICAL BUILDING
Est. value
$4.1M
COMMERCIAL (GENERAL)
Est. value
$3.9M
PARKING LOT Current
RESTAURANT
RETAIL STORES
MEDICAL BUILDING
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
1965
Heating
NONE
Lot
0.21 ac
Current owner
From public records · entity-resolved
Alderwood Properties LP
Entity
Mailing address
6420 WILSHIRE BLVD #1500, LOS ANGELES, CA 90048-5502
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 21, 2020
$3,467,500
Alderwood Properties LP
Villena O L/t
Grant Deed
—
Oct 21, 2020
—
Gv Square LLC
Gv Square LLC
Quit Claim Deed
related
—
Oct 2, 2020
—
Gv Square LLC
Zenaida Villena
Quit Claim Deed
—
Feb 22, 2017
—
Villena,oscar E & Zenaida L Trust
Mid Valley View Medical & Dent
Quit Claim Deed
related
—
Feb 3, 1993
—
Mid Valley View Mo
—
Deed Of Trust
related
—
—
—
Mid-valley View Medical & Dent
—
Deed Of Trust
related
$462,500 · Union Bank Of California
Mar 8, 1965
—
—
—
Grant Deed
related
—
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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