25-Unit Apartment
13000 Valleyheart Dr, Los Angeles, CA 91604
For Sale
$7,400,000
Residential Income, Los Angeles, CA
Property Size15,080 SF
Lot Size0.47 Acres
Price / SF$490.72
Days on Market91
Property Features for 13000 Valleyheart Dr
General Information
Property type
Property subtype
Zoning
Bedrooms
Bathrooms
Full bathrooms
Rooms
Parking
Directions
Subdivision
Standard status
APN
Size
Lot size
Utilities
Cooling system
Amenities
swimming pool
on-site laundry
secure access
on-site parking
Building Details
Year built
Floors in Building
Number of units
Additional Structures
Listing Agency:
REMAX COMMERCIAL & INVESTMENT REALTY
(310) 802-2500
Listed By:
Jacob Plewa · License CA #02041641
(310) 922-6124
Added: Aug 17
Changed: Oct 24
Last Checked: Nov 15 at 12:06AM
MLS# 26873395
Copyright © 2026 The MLS/CLAW. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
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Investment Insights
Based on property information with market context.
This 25-unit apartment property in Los Angeles was built in 1956 and occupies a 0.4732-acre lot. The unit mix includes studios, one-bedroom apartments, and two-bedroom apartments. Residents have access to a swimming pool, on-site laundry, secure entry, and on-site parking. Window-unit cooling serves the apartments.
Capital improvements include a roof replacement and pool resurfacing in 2025, new electrical panels and breakers in 2026, and upgraded in-unit electrical systems in 2022. Plumbing is mostly copper. Most apartments have updated cabinetry, quartz counters, stainless steel appliances, and tile or laminate wood flooring.
The property is on Valleyheart Drive, near the Ventura Boulevard dining and retail corridor. The North Valleyheart Riverwalk, described as a 1.5-mile car-free path along the LA River, is directly accessible from the street. Erewhon, Equinox, Sugarfish, Shake Shack, Radford Studio Center, Universal, Warner Bros., and NBCUniversal are among the named nearby businesses and studios.
Capital improvements include a roof replacement and pool resurfacing in 2025, new electrical panels and breakers in 2026, and upgraded in-unit electrical systems in 2022. Plumbing is mostly copper. Most apartments have updated cabinetry, quartz counters, stainless steel appliances, and tile or laminate wood flooring.
The property is on Valleyheart Drive, near the Ventura Boulevard dining and retail corridor. The North Valleyheart Riverwalk, described as a 1.5-mile car-free path along the LA River, is directly accessible from the street. Erewhon, Equinox, Sugarfish, Shake Shack, Radford Studio Center, Universal, Warner Bros., and NBCUniversal are among the named nearby businesses and studios.
Key Highlights
- 25 apartments with studio, one‑bedroom, and two‑bedroom layouts
- 0.4732‑acre lot zoned LAR3
- Roof replacement and pool resurfacing completed in 2025
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$242,649
Cap Rate
3.28%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$4,852,980
$4.9M
Cap Rate 7%
$3,466,414
$3.5M
Cap Rate 9%
$2,696,100
$2.7M
Market Conditions
NOI Build-Up for 15,080 SF
Gross rent
$479.5K $31.80/SF
− Vacancy
−$38.4K −$2.54/SF
EGI
$441.2K $29.26/SF
− OpEx
−$198.5K −$13.17/SF
NOI
$242.6K $16.09/SF
Area
Los Angeles County, CA
Vacancy
8.00%
Lease Rate
$31.80 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$4,852,980
Cap Rate 7%
$3,466,414
Cap Rate 9%
$2,696,100
Alternative Uses
Best Use
Apartment 5plus
$3.47M
$3.03M – $4.04M
NOI $242,649 @ 7.0% cap · market cap 3.28%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.30M
$5.51M – $7.35M
NOI $440,726 @ 7.0% cap · market cap 5.96%
Zoning and permitted uses should be independently verified with authorities.
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Lease Details
25
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,754
Businesses Nearby
Explore this area
Business Placement
Demographics for 91604, CA
30,947
Population
15,900
Households
1.9
Avg Household Size
40
Median Age
65%
College-Educated
98%
High-School Grad
4.7 sq mi
ZIP Area
6,584
Density / Sq Mi
$141,317
Median Household Income
$72,208
Median Earnings
$2,471
Median Rent
$1,698,900
Median Home Value
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Market
Average Price Trend$/SF for Apartment buildings in Los Angeles, CA
Properties on Market for Apartment buildings in Los Angeles
Vacancy Rate% for Multifamily in West region
Frequently Asked Questions
What type of property is this?
Apartment building - A Los Angeles residential community offers varied floor plans, a swimming pool, on-site laundry, and parking.
Where is this apartment building located?
The property is located at 13000 Valleyheart Dr Los Angeles, CA.
What is the asking price?
The asking price for this property is $7,400,000.
What are key features of this property?
This property features: 25 apartments with studio, one‑bedroom, and two‑bedroom layouts; 0.4732‑acre lot zoned LAR3; Roof replacement and pool resurfacing completed in 2025
