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Property profile & analytics
OFF-MARKET
Estimated value
$1,100,000
Apartment buildings
11055 Fruitland Dr Studio City, CA 91604-3158
Entity Owned
4-yr Hold
Absentee Owner
Property ID
US09-7971045
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2022
Construction
WOOD
Total area
12,135 SF
Lot
0.16 ac (7,112 SF)
Zoning code
LAR3
APN
2378-008-012
UPID
US09-7971045
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
-
The Studio Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.01M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.10M
Owner & transaction history
Innovest Group LLC · 4 yrs held
Innovest Group LLC
since 2022
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
LAR3 · 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
$995,000
ML approach
$1,010,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.10M
Range $990k – $1.21M · ±10% · vs last sale $1.20M (Jul 13 2022)
Last sale anchor
$1.20M
Jul 13 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
$91 / 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
$39,477
Tax year 2024
Assessed value
$3,194,094
Assessed 2024
Previous assessed
$3,194,094
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$928,467
Assessed improvement
$2,265,627
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
2022
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
4
Units
11
Bathrooms
4
Total area
12,135 SF
Lot
0.16 ac (7,112 SF)
Zoning code
LAR3
APN
2378-008-012
UPID
US09-7971045
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.
Building & site characteristics
From public records
Year built
2022
Construction
WOOD
Heating
NONE
Cooling
Yes
Buildings
4
Units
11
Bathrooms
4
Lot
0.16 ac
Current owner
From public records · entity-resolved
Innovest Group LLC
Entity
Mailing address
7736 DEERING AVE, CANOGA PARK, CA 91304-5652
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 13, 2022
—
Innovest Group LLC
Innovest Group LLC
Intrafamily Transfer
related
$5,000,000 · First Republic Bank
Dec 2, 2015
$1,200,000
Innovest Group LLC
Solana Industries LLC
Grant Deed
—
Jul 24, 2009
$425,100
Solana Industries LLC
Dsl Service Co
Trustees Deed
related
—
Nov 20, 2001
$405,818
Charles L Bergeron
Ionescu,dumitru I & Florentina
Grant Deed
$324,800 · Downey S & L (wholesale)
Dec 31, 1996
$168,818
Dumitru Ionescu
Ruhland,marie A
Grant Deed
$133,600 · Seller
Jun 21, 1994
$120,000
Marie A Ruhland
Swift,david M
Trustees Deed
—
—
—
David M Swift
—
Deed Of Trust
related
$133,000 · Ruhland Walter&m
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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