Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$9,975,000
Apartment buildings
10831 Fruitland Dr Studio City, CA 91604-3550
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7971022
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1965
Construction
WOOD
Total area
27,320 SF
Lot
0.56 ac (24,540 SF)
Zoning code
LAR3
APN
2378-004-017
UPID
US09-7971022
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
Current use
Occupant on record · Public records
-
Fruitland Villa Apartments Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.83M
CAP Approach
CAP
$6.77M
Comparable Approach
Comparable
$11.04M
Blend (final)
Blend
$9.98M
Owner & transaction history
Stormy Liberal LP · 4 yrs held
Stormy Liberal LP
since 2022
Last sale
$12.1M
7 recorded transactions
Zoning & alternative use
LAR3 · Studio City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$12.8M
+79.0%
Auto repair, garage
$12.5M
+74.8%
Medical building
$12.4M
+73.5%
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 Studio City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Studio 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
$10,015,000
ML approach
$7,830,000
CAP Approach
CAP Return
Estimation
6%
$7,325,000
6.5%
$6,765,000
7%
$6,280,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$7,155,000
Current use
COMMERCIAL (GENERAL)
$12,815,000
Change: +79% · Conversion: Moderate
AUTO REPAIR, GARAGE
$12,510,000
Change: +75% · Conversion: Difficult
MEDICAL BUILDING
$12,420,000
Change: +74% · Conversion: Moderate
Blend value · Realmo final
$9.98M
Range $8.98M – $10.97M · ±10% · vs last sale $12.10M (Jun 15 2022)
Last sale anchor
$12.10M
Jun 15 2022
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
$365 / 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
$142,385
Tax year 2024
Assessed value
$11,550,790
Assessed 2024
Previous assessed
$11,550,790
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$7,386,840
Assessed improvement
$4,163,950
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
1965
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
36
Bathrooms
46
Total area
27,320 SF
Lot
0.56 ac (24,540 SF)
Zoning code
LAR3
APN
2378-004-017
UPID
US09-7971022
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR3 · Studio City, CA
Zoning LAR3 · permitted uses
LAR3 · Studio City, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Studio City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$7.2M
COMMERCIAL (GENERAL)
Est. value
$12.8M
AUTO REPAIR, GARAGE
Est. value
$12.5M
MEDICAL BUILDING
Est. value
$12.4M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
36
Bathrooms
46
Lot
0.56 ac
Current owner
From public records · entity-resolved
Stormy Liberal LP
Entity
Mailing address
15445 VENTURA BLVDPMB1004, SHERMAN OAKS, CA 91403-3005
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Jan 21, 2026
—
Stormy Liberal LP
—
Deed
related
$7,840,000 · Insignia Capital Corp
Jan 12, 2024
—
Stormy Liberal LP
—
Deed
related
$750,000 · Autumn Wind LLC
Jun 28, 2022
—
Stormy Liberal LP
—
Deed
related
$620,000 · Seventeen Properties LLC
Jun 15, 2022
$12,100,000
Stormy Liberal LP
10831 Fruitland Venture
Grant Deed
$8,470,000 · Bank Of Southern California NA
Jun 28, 2019
—
10831 Frultland Venture
—
Deed
related
$3,300,000 · Jpmorgan Chase Bank NA
Dec 26, 1990
$515,727
Greater Los Ange
Kemper Ross H
Trustees Deed
related
—
Mar 1, 1989
$2,625,000
Kemper Ross H&
Hellie Kenneth
Trustees Deed
$1,837,500 · California Federal Bank
Mar 1, 1989
—
Kenneth Hellie
Helli
Quit Claim Deed
related
—
—
—
10831 Fruitland Venture LP
—
Deed Of Trust
related
$57,400 · Us Small Business Admn
—
—
Kemper Ross H
—
Deed Of Trust
related
$35,000 · Urman Elimelech&
—
—
10831 Fruitland Venture
—
Deed Of Trust
related
$2,575,000 · Citibank Fsb
—
—
10831 Fruitland Venture
—
Deed Of Trust
related
$1,987,500 · Redlands Federal Bank
—
—
10831 Fruitland Venture
—
Deed Of Trust
related
$2,808,000 · Greystone Servicing Corp
—
—
10831 Fruitland Venture
—
Deed Of Trust
related
$221,193 · Individual
—
—
10831 Fruitland Venture
—
Deed Of Trust
related
$2,420 · Us Small Business Admn
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 10831 Fruitland Dr?
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.
