11151 Arminta St Sun Valley, CA 91352-4499
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Estimated value (blended)
$2.10M
Range $1.89M – $2.31M (±10%)
Implied cap rate
6.10%
In-place · NOI ÷ last sale
Property ID
US09-6326083
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1990
Construction
WOOD
Total area
7,948 SF
Lot
0.29 ac (12,645 SF)
Zoning code
LARD1.5
APN
2314-007-084
UPID
US09-6326083
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.14M
CAP Approach
CAP
$1.97M
Comparable Approach
Comparable
$2.55M
Blend (final)
Blend
$2.10M
Owner & transaction history
since 2021
Last sale
$2.0M
7 recorded transactions
Zoning & alternative use
LARD1.5 · Sun Valley, CA
Top alternative use upside
Auto repair, garage
$3.1M
+56.9%
Retail stores
$3.0M
+52.5%
Commercial (general)
$2.5M
+23.0%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 89 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.10M
Value range
$1.89M – $2.31M
±10% around blend
Estimated value / SF
$264 / SF
Confidence
High
89 county-verified comps
Property data
75
Market benchmarks
100
Comparable evidence
100
$1.89M
blend $2.10M
$2.31M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
7,948 SF
Lot area
0.29 ac
Year built
1990
APN
2314-007-084
Assessed value
$2,080,800
Annual tax
$26,501
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.97M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$2.13M
@ 6.5% CAP return
$1.97M
@ 7% CAP return
$1.83M
4
Sales comparison
Partial preview
Sales approach indication
$2.54M
Weighted, 20 comps · high confidence
Evidence
89 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
2.5 mi away · 8,476 SF
2.5 mi away · 6,950 SF
2.7 mi away · 9,306 SF
3.1 mi away · 6,800 SF
3.2 mi away · 6,654 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.10M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 34 sales
$251
+5%
Submarket 37 sales
$211
+25%
County 11934 sales
$264
+0%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $264/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+57%
vs current-use indication
Retail Stores
Commercial (general)
Apartment House (5+ Units) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 89 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
6.10%
Implied, in-place cap rate for this apartment buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.10%
9.0%
NOI (est.)
$140k *
Last sale · Sep 2021
$2.00M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.30M
Move the market yield to see immediate price impact.
Value / SF
$289
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.60%6.10%6.60%
$126k
$2.25M
$2.07M
$1.91M
$140k
$2.50M
$2.30M
$2.12M
$154k
$2.75M
$2.52M
$2.33M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
89 found
High confidence · county-verified
Closest comparable
$1.96M
2.2 mi · Mar 2026 · $302/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$26,501
Tax year 2024
Assessed value
$2,080,800
Assessed 2024
Previous assessed
$2,080,800
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$832,320
Assessed improvement
$1,248,480
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
1990
Construction
WOOD
Heating
NONE
Cooling
YES
Units
8
Bathrooms
16
Total area
7,948 SF
Lot
0.29 ac (12,645 SF)
Zoning code
LARD1.5
APN
2314-007-084
UPID
US09-6326083
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LARD1.5 · Sun Valley, CAZoning LARD1.5 · permitted uses
LARD1.5 · Sun Valley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1990
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
8
Bathrooms
16
Lot
0.29 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
LARD1.5
Jurisdiction
Sun Valley, CA
Recorded code
LARD1.5
Ownership Intelligence
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Owner of record and activity signals are derived from public records and modeled classifications.
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