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    12144 Riverside Dr Los Angeles, CA 91607

    • Land
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Land

    Property Details for 12144 Riverside Dr

    Property type
    Land

    Description

    This exceptional 8,100 square foot land parcel presents a remarkable opportunity for the development of a 10-unit apartment building in the desirable Valley Village neighborhood of Los Angeles, California. Located at 12144 Riverside Drive, Los Angeles, CA 91607 (APN 2356-036-008), this property is zoned C2-1VL-RIO and is owned by an LLC. The site is ready for immediate development, with a building permit for a three-story apartment building ("RTI" - Ready To Issue) already in place, allowing for swift construction commencement. The project is designed for Type V construction. This prime location offers unparalleled convenience, situated just three blocks from the 101 Freeway on and off-ramps, providing easy access to both east and westbound traffic. The surrounding area boasts a vibrant retail scene, including well-known establishments such as Gelson's Grocery and Starbucks, along with various restaurants, ensuring a high demand for residential units. This ground-up development project represents a significant investment opportunity in a thriving Los Angeles community. The property's size and zoning regulations provide a solid foundation for a successful multi-family residential development. This is a rare chance to capitalize on the strong rental market in this sought-after area.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Los Angeles
    County
    Los Angeles
    State
    California
    Longitude
    -118.398
    Latitude
    34.1574

    Comparable in this City

    • Value Estimation
      $640,000
      23,664 SF

      5457 Laurel Cyn Blvd

      APARTMENT HOUSE (5+ UNITS) • 23,664 SF
      5457 Laurel Cyn Blvd, Valley Village, CA 91607-2177
      View Details
    • Value Estimation
      $285,000
      4,538 SF

      5300 Radford Ave

      APARTMENT HOUSE (5+ UNITS) • 4,538 SF
      5300 Radford Ave, Valley Village, CA 91607-4416
      View Details
    • Value Estimation
      $345,000
      5,597 SF

      4755 Radford Ave

      APARTMENT HOUSE (5+ UNITS) • 5,597 SF
      4755 Radford Ave, Valley Village, CA 91607-4024
      View Details
    • Value Estimation
      $775,000
      26,810 SF

      12244 Riverside Dr

      APARTMENT HOUSE (5+ UNITS) • 26,810 SF
      12244 Riverside Dr, Valley Village, CA 91607-3853
      View Details
    • Value Estimation
      $400,000
      5,756 SF

      11749 Riverside Dr

      APARTMENT HOUSE (5+ UNITS) • 5,756 SF
      11749 Riverside Dr, Valley Village, CA 91607-4037
      View Details
    • Value Estimation
      $300,000
      5,234 SF

      12331 Riverside Dr

      APARTMENT HOUSE (5+ UNITS) • 5,234 SF
      12331 Riverside Dr, Valley Village, CA 91607-3635
      View Details

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    Similar Nearby for Lease

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      Village Medical Center: Prime Space

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    12144 Riverside Dr
    Los Angeles, CA 91607
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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