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Property profile & analytics
OFF-MARKET
Estimated value
$20,380,000
Apartment buildings
10965 Bluffside Dr Studio City, CA 91604-3330
Individually Owned
18-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7913312
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2002
Total area
114,868 SF
Lot
1.01 ac (43,921 SF)
Zoning code
LAR4
APN
2366-021-003
UPID
US09-7913312
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
-
Lenz Real Estate Photography Photography Service (Bike/Boat/Book/etc) Store
-
Bella Saville Photography Photography Service (Bike/Boat/Book/etc) Store
-
SPOTLIGHT DANCE Events Theater & Performing Art Venue Training Center
-
InShapeForLife Gym & Fitness Center
-
Relax the Mind Corporation Gym & Fitness Center Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$28.44M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$20.38M
Owner & transaction history
Tishman Speyer Archstone Smith Stud · 18 yrs held
Tishman Speyer Archstone Smith Stud
since 2007
7 recorded transactions
Zoning & alternative use
LAR4 · Studio City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$30,805,000
6.5%
$28,435,000
7%
$26,405,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$30,090,000
Current use
Blend value · Realmo final
$20.38M
Range $18.34M – $22.42M · ±10%
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
$177 / 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
$465,815
Tax year 2024
Assessed value
$37,915,414
Assessed 2024
Previous assessed
$37,915,414
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$10,865,545
Assessed improvement
$27,049,869
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
2002
Heating
NONE
Units
108
Bathrooms
65
Total area
114,868 SF
Lot
1.01 ac (43,921 SF)
Zoning code
LAR4
APN
2366-021-003
UPID
US09-7913312
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR4 · Studio City, CA
Zoning LAR4 · permitted uses
LAR4 · 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
$30.1M
APARTMENT HOUSE (5+ UNITS) Current
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
2002
Heating
NONE
Units
108
Bathrooms
65
Lot
1.01 ac
Current owner
From public records · entity-resolved
Tishman Speyer Archstone Smith Stud
Individual
Free & Clear · 18 yrs held
Mailing address
671 N GLEBE RD STE #800, ARLINGTON, VA 22203-2138
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 17, 2007
—
Tishman Speyer Archstone Smith Stud
Archstone Smith Operating Trust
Grant Deed
—
Nov 14, 2003
—
Archstone-smith Operating Trus
Legacy Partners 2262 LP
Grant Deed
related
—
Nov 13, 2003
—
Partners 2262 LP Legacy
Legacy Partners Studio City LP
Quit Claim Deed
related
—
Aug 9, 2000
—
Legacy Partners Studio City
—
Grant Deed
related
$62,800,000 · Bank Of America NA Trustee
Jan 17, 1992
$60,000
Gregory Abrams
Unknown
Grant Deed
—
Mar 14, 1991
$1,246,000
Sobel,steven F &
Maerowitz Kim R
Trustees Deed
$2,775,000 · First Federal Savings & Loan
Mar 14, 1991
$3,775,000
Sobel,steven F &
Beverly Hills De
Trustees Deed
—
Mar 14, 1991
$1,343,000
Beverly Hills De
Fontenoy Tower
Trustees Deed
related
—
—
—
Sobel Steven F
—
Deed Of Trust
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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