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Property profile & analytics
OFF-MARKET
Estimated value
$4,760,000
Apartment buildings
12602 Moorpark St Studio City, CA 91604-4501
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7985797
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2016
Construction
WOOD
Total area
9,249 SF
Lot
0.15 ac (6,405 SF)
Zoning code
LAR3
APN
2375-003-013
UPID
US09-7985797
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
-
Beeman Apartments Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.72M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.74M
Blend (final)
Blend
$4.76M
Owner & transaction history
South Orange Grove LLC · 3 yrs held
South Orange Grove LLC
since 2022
Last sale
$5.4M
7 recorded transactions
Zoning & alternative use
LAR3 · Studio City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$7.3M
+200.6%
Office building
$6.6M
+170.7%
Restaurant
$5.7M
+136.7%
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
$4,490,000
ML approach
$4,720,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$7,280,000
Change: +201% · Conversion: Difficult
OFFICE BUILDING
$6,560,000
Change: +171% · Conversion: Moderate
RESTAURANT
$5,735,000
Change: +137% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,630,000
Change: +132% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,340,000
Change: +79% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,235,000
Change: +75% · Conversion: Difficult
MEDICAL BUILDING
$4,205,000
Change: +74% · Conversion: Moderate
Blend value · Realmo final
$4.76M
Range $4.28M – $5.24M · ±10% · vs last sale $5.43M (Dec 2 2022)
Last sale anchor
$5.43M
Dec 2 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
$515 / 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
$67,645
Tax year 2024
Assessed value
$5,533,500
Assessed 2024
Previous assessed
$5,533,500
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$2,218,500
Assessed improvement
$3,315,000
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
2016
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
CENTRAL
Stories
1
Units
8
Rooms
7
Bathrooms
10
Total area
9,249 SF
Lot
0.15 ac (6,405 SF)
Zoning code
LAR3
APN
2375-003-013
UPID
US09-7985797
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.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$7.3M
OFFICE BUILDING
Est. value
$6.6M
RESTAURANT
Est. value
$5.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.6M
COMMERCIAL (GENERAL)
Est. value
$4.3M
AUTO REPAIR, GARAGE
Est. value
$4.2M
MEDICAL BUILDING
Est. value
$4.2M
RETAIL STORES
OFFICE BUILDING
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
2016
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
Yes
Stories
1
Units
8
Rooms
7
Bathrooms
10
Lot
0.15 ac
Current owner
From public records · entity-resolved
South Orange Grove LLC
Entity
Mailing address
7655 W SUNSET BLVD, LOS ANGELES, CA 90046-2725
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 2, 2022
$5,425,000
South Orange Grove LLC
Beeman Apartments LLC
Grant Deed
—
May 12, 2017
—
Beeman Apartments LLC
David Blakemore
Grant Deed
$2,440,000 · Homestreet Bank
Apr 17, 2017
—
Beeman Apartments LLC
Blakemore David & J Trust
Quit Claim Deed
—
Mar 25, 2014
$905,000
Blakemore,d & J Family Trust
Youssef,george & Catherine
Grant Deed
—
Mar 25, 2014
—
Catherine Taylor
Taylor,jeffry R
Quit Claim Deed
related
—
Jan 26, 2004
—
Catherine Youssef
Youssef,felix & Violette
Quit Claim Deed
related
—
Dec 9, 2003
—
Felix Youssef
Youssef,george & Catherine I
Quit Claim Deed
related
$66,000 · Downey S & L (wholesale)
Apr 20, 1999
—
George Youssef
Youssef,v M
Quit Claim Deed
related
—
Jun 27, 1997
—
Violette M Youssef
Youssef,m I
Quit Claim Deed
related
—
Feb 1, 1993
—
Massoud I Youssef
Youssef,massoud
Quit Claim Deed
related
$75,000 · Home Savings Of America
—
—
Massoud Youssef
—
Deed Of Trust
related
$60,000 · Home Savings 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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