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Property profile & analytics
OFF-MARKET
Estimated value
$1,905,000
Apartment buildings
12914 Valleyheart Dr Studio City, CA 91604-1904
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6332781
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1962
Construction
WOOD
Total area
6,418 SF
Lot
0.14 ac (6,297 SF)
Zoning code
LAR3
APN
2375-022-035
UPID
US09-6332781
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
$1.59M
Comparable Approach
Comparable
$2.10M
Blend (final)
Blend
$1.91M
Owner & transaction history
Valleyheart Pace LLC · 1 yrs held
Valleyheart Pace LLC
since 2024
Last sale
$2.0M
7 recorded transactions
Zoning & alternative use
LAR3 · Studio City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.0M
+79.0%
Auto repair, garage
$2.9M
+74.8%
Medical building
$2.9M
+73.5%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,720,000
6.5%
$1,590,000
7%
$1,475,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,680,000
Current use
COMMERCIAL (GENERAL)
$3,010,000
Change: +79% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,940,000
Change: +75% · Conversion: Difficult
MEDICAL BUILDING
$2,915,000
Change: +74% · Conversion: Moderate
Blend value · Realmo final
$1.91M
Range $1.71M – $2.10M · ±10% · vs last sale $1.97M (Sep 11 2024)
Last sale anchor
$1.97M
Sep 11 2024
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
$297 / 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
$22,575
Tax year 2024
Assessed value
$1,767,859
Assessed 2024
Previous assessed
$1,767,859
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$1,010,008
Assessed improvement
$757,851
Applied tax rate
8.0000
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
1962
Construction
WOOD
Heating
NONE
Cooling
YES
Units
6
Bathrooms
10
Total area
6,418 SF
Lot
0.14 ac (6,297 SF)
Zoning code
LAR3
APN
2375-022-035
UPID
US09-6332781
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$3.0M
AUTO REPAIR, GARAGE
Est. value
$2.9M
MEDICAL BUILDING
Est. value
$2.9M
APARTMENT HOUSE (5+ UNITS) Current
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
1962
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
6
Bathrooms
10
Lot
0.14 ac
Current owner
From public records · entity-resolved
Valleyheart Pace LLC
Entity
Mailing address
530 S LK AVE #222, PASADENA, CA 91101-3515
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 11, 2024
$1,970,000
Valleyheart Pace LLC
Stonehouse Properties LLC
Grant Deed
$1,050,000 · Bac Community Bank
Jan 21, 2009
$1,400,000
Stonehouse Properties LLC
Luna Realty LLC
Grant Deed
$804,000 · Washington Mutual Bank
May 27, 2005
$1,275,010
Luna Realty LLC
Owner,record
Grant Deed
—
Jun 4, 2004
—
Parsa LLC
Parsa,mike N
Quit Claim Deed
related
—
May 28, 2003
$785,000
Mike N Parsa
Greinetz,toba
Grant Deed
$471,000 · Bank Of Internet USA
May 31, 2000
$540,000
Greinetz,toba
12914 Valleyheart Drive LP
Trustees Deed
$370,000 · Charter Pacific Bank
May 31, 2000
—
Toba Greinetz
Greinetz,e
Quit Claim Deed
related
—
Aug 2, 1991
$505,000
12914 Valleyhear
Agatstein,trudy
Grant Deed
—
Oct 24, 1988
—
Edward Agatstein
Fran
Quit Claim Deed
related
$170,000 · Glendale Federal Bank
Oct 24, 1988
$620,000
Edward Agatstein
Ballew Robert L&
Trustees Deed
—
Aug 26, 1988
$214,000
Ballew Robert L
Dusablon&chase I
Trustees Deed
$100,000 · Schoenfeld Bert&
—
—
Luna Realty LLC
—
Deed Of Trust
related
$550,000 · Bank Of Internet USA
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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