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Property profile & analytics
OFF-MARKET
Estimated value
$5,740,000
Apartment buildings
11505 Riverside Dr North Hollywood, CA 91602-1000
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6331687
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1987
Construction
WOOD
Total area
32,104 SF
Lot
0.32 ac (13,998 SF)
Zoning code
LAR3
APN
2354-012-041
UPID
US09-6331687
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.95M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.74M
Owner & transaction history
Pbm 4 LLC · 5 yrs held
Pbm 4 LLC
since 2020
7 recorded transactions
Zoning & alternative use
LAR3 · North Hollywood, 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 North Hollywood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North Hollywood 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%
$8,610,000
6.5%
$7,945,000
7%
$7,380,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$8,865,000
Current use
Blend value · Realmo final
$5.74M
Range $5.17M – $6.31M · ±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
$179 / 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
$139,298
Tax year 2024
Assessed value
$11,277,294
Assessed 2024
Previous assessed
$11,277,294
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$4,101,190
Assessed improvement
$7,176,104
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
1987
Construction
WOOD
Heating
NONE
Units
36
Bathrooms
64
Total area
32,104 SF
Lot
0.32 ac (13,998 SF)
Zoning code
LAR3
APN
2354-012-041
UPID
US09-6331687
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR3 · North Hollywood, CA
Zoning LAR3 · permitted uses
LAR3 · North Hollywood, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
North Hollywood. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$8.9M
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
1987
Construction
WOOD
Heating
NONE
Units
36
Bathrooms
64
Lot
0.32 ac
Current owner
From public records · entity-resolved
Pbm 4 LLC
Entity
Mailing address
12716 RIVERSIDE DR, VALLEY VILLAGE, CA 91607-3319
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
21 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2020
—
Pbm 4 LLC
—
Deed
related
$8,144,000 · Prudential Multifamily Mortgage LLC
Dec 4, 2020
—
Pbm 4 LLC
Peter Andrew Coeler
Grant Deed
$9,490,000 · Prudential Multifamily Mortgage LLC
Feb 27, 2020
—
Peter A Coeler
Coeler Trust
Quit Claim Deed
related
—
Oct 2, 2019
—
Peter A Coeler
Coeler Trust
Correction Deed
related
—
Sep 25, 2019
—
Coeler Trust
Coeler Trust
Quit Claim Deed
related
—
Mar 14, 2018
—
Pb Living Trust
Coeler,peter & Barbara
Quit Claim Deed
related
—
Mar 13, 2018
—
Adelheid Coeler
Adelheid Coeler
Intrafamily Transfer
related
$8,125,000 · Opus Bank
May 15, 2013
$2,399,000
Peter Coeler
Lion Riverside Apt LLC
Grant Deed
—
Dec 23, 2010
$6,100,000
Lion Riverside Apt LLC
A & Y Investments 2 LLC
Grant Deed
$4,000,000 · Capitalsource Bank
Dec 1, 2005
$6,250,000
A & Y Investments 2 LLC
Ocean Properties Trust
Grant Deed
$3,250,000 · Commercial Capital Bank Fsb
Dec 1, 2005
—
Ocean Properties Trust
Waxman Samuel Trust
Grant Deed
related
—
Apr 29, 1998
—
Waxman,samuel Trustee
Waxman S Trustee,
Quit Claim Deed
related
—
Dec 26, 1991
$238,000
Waxman Trust
Fischer Trust
Trustees Deed
related
—
Dec 26, 1991
$159,000
Waxman Trust
Baron Trust
Trustees Deed
related
—
Dec 26, 1991
$396,500
Waxman Trust
Greaves Trust
Trustees Deed
related
—
Dec 29, 1989
—
Fischer Jeffrey
Fisc
Quit Claim Deed
related
$2,250,000 · Glendale Federal Bank
Apr 3, 1989
—
Fisher Jeffrey
Riverside Towers
Grant Deed
related
—
—
—
Waxman Trust
—
Deed Of Trust
related
$1,800,000 · Fidelity Federal Bank
—
—
Pbm 4 LLC
—
Deed Of Trust
related
$8,144,000 · Prudential Multifamily Mtg
—
—
Waxman Trust
—
Deed Of Trust
related
$1,950,000 · Bank Of America
—
—
Waxman Trust
—
Deed Of Trust
related
$1,925,000 · Bank Of America
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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