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Property profile & analytics
OFF-MARKET
Estimated value
$705,000
Apartment buildings
11820 Magnolia Blvd, Valley Village, CA 91607-2829
Entity Owned
Absentee Owner
Free & Clear
Property ID
US09-7766415
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1948
Construction
WOOD
Total area
3,946 SF
Lot
0.15 ac (6,498 SF)
Zoning code
LARD1.5
APN
2355-006-029
UPID
US09-7766415
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
$975k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$705k
Owner & transaction history
Montgomery Ivy Properties LLC
Montgomery Ivy Properties LLC
since 2025
7 recorded transactions
Zoning & alternative use
LARD1.5 · Valley Village, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.2M
+15.2%
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 Valley Village submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Valley Village 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%
$1,060,000
6.5%
$975,000
7%
$905,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,005,000
Current use
WAREHOUSE, STORAGE
$1,160,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$705k
Range $635k – $776k · ±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
$12,872
Tax year 2024
Assessed value
$998,003
Assessed 2024
Previous assessed
$998,003
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$708,264
Assessed improvement
$289,739
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
1948
Construction
WOOD
Heating
NONE
Cooling
YES
Units
6
Bathrooms
6
Total area
3,946 SF
Lot
0.15 ac (6,498 SF)
Zoning code
LARD1.5
APN
2355-006-029
UPID
US09-7766415
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LARD1.5 · Valley Village, CA
Zoning LARD1.5 · permitted uses
LARD1.5 · Valley Village, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Valley Village. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.0M
WAREHOUSE, STORAGE
Est. value
$1.2M
APARTMENT HOUSE (5+ UNITS) Current
WAREHOUSE, STORAGE
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
1948
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
6
Bathrooms
6
Lot
0.15 ac
Current owner
From public records · entity-resolved
Montgomery Ivy Properties LLC
Entity
Free & Clear · 0 yrs held
Mailing address
1127 14TH ST, SANTA MONICA, CA 90403-7404
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 15, 2025
—
Montgomery Ivy Properties LLC
Joseph Feldman Separate Property Tr
Deed
related
—
Mar 17, 2025
—
Montgomery Ivy Properties LLC
Jan Feldman
Grant Deed
—
Dec 9, 2024
—
Jan Feldman
Jan Feldman
Deed
related
—
Apr 8, 2019
—
Feldman,j Separate Prop Trust
Feldman,joseph
Quit Claim Deed
related
—
Feb 9, 2017
—
Feldman,jan Trust
Feldman,jan
Quit Claim Deed
related
—
Sep 11, 2007
$775,000
Joseph D Feldman
Sunosco Ents
Grant Deed
—
Jun 20, 2006
—
Sunosco Properties INC
Sunosco Heirs Trust
Quit Claim Deed
—
Sep 24, 2004
—
Maxine G Wilson
Wilson,wayne L
Quit Claim Deed
related
—
Sep 24, 2004
$350,000
Steven C Sperber
Greene-chaikin,wendy J
Grant Deed
$350,000 · Quaker City Bank
Aug 14, 1996
—
Wendy J Greene-chaikin
Greene,a S
Quit Claim Deed
related
—
Aug 8, 1996
—
Adele S Greene
Greene A S Trustee,
Quit Claim Deed
related
—
Oct 24, 1994
—
Greene,barney & Adele S Trustees
Greene,b & A S
Quit Claim Deed
related
—
—
—
Joseph Feldman
—
Deed Of Trust
related
$337,500 · Jan Feldman
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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