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Property profile & analytics
OFF-MARKET
Estimated value
$5,260,000
Apartment buildings
12958 Valleyheart Dr Studio City, CA 91604-1916
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6197533
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1962
Construction
WOOD
Total area
15,293 SF
Lot
0.54 ac (23,710 SF)
Zoning code
LAR3
APN
2375-022-044
UPID
US09-6197533
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
$4.93M
CAP Approach
CAP
$3.79M
Comparable Approach
Comparable
$6.18M
Blend (final)
Blend
$5.26M
Owner & transaction history
8728 Ashcroft 18 LLC · 3 yrs held
8728 Ashcroft 18 LLC
since 2022
Last sale
$5.9M
6 recorded transactions
Zoning & alternative use
LAR3 · Studio City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$7.2M
+79.0%
Auto repair, garage
$7.0M
+74.8%
Medical building
$7.0M
+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
$4,885,000
ML approach
$4,925,000
CAP Approach
CAP Return
Estimation
6%
$4,100,000
6.5%
$3,785,000
7%
$3,515,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$4,005,000
Current use
COMMERCIAL (GENERAL)
$7,170,000
Change: +79% · Conversion: Moderate
AUTO REPAIR, GARAGE
$7,000,000
Change: +75% · Conversion: Difficult
MEDICAL BUILDING
$6,950,000
Change: +74% · Conversion: Moderate
Blend value · Realmo final
$5.26M
Range $4.73M – $5.79M · ±10% · vs last sale $5.90M (Sep 30 2022)
Last sale anchor
$5.90M
Sep 30 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
$344 / 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
$74,923
Tax year 2024
Assessed value
$6,018,000
Assessed 2024
Previous assessed
$6,018,000
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$2,448,000
Assessed improvement
$3,570,000
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
CENTRAL
Units
16
Bathrooms
21
Total area
15,293 SF
Lot
0.54 ac (23,710 SF)
Zoning code
LAR3
APN
2375-022-044
UPID
US09-6197533
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
$4.0M
COMMERCIAL (GENERAL)
Est. value
$7.2M
AUTO REPAIR, GARAGE
Est. value
$7.0M
MEDICAL BUILDING
Est. value
$7.0M
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
16
Bathrooms
21
Lot
0.54 ac
Current owner
From public records · entity-resolved
8728 Ashcroft 18 LLC
Entity
Mailing address
822 S ROBERTSON BLVD STE #207, LOS ANGELES, CA 90035-1631
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 1, 2022
—
8728 Ashcroft 18 LLC
—
Deed
related
$3,225,000 · First Republic Bank
Sep 30, 2022
$5,900,000
8728 Ashcroft 18 LLC
Lee O Laughlin Rogesr
Grant Deed
$2,950,000 · Private Investment Group LLC
Apr 7, 2015
—
Roger L Olaughlin
Olaughlin Trust
Quit Claim Deed
—
May 9, 2006
—
Beverly A Nason
Olaughlin Trust
Quit Claim Deed
related
—
Apr 19, 2006
—
Olaughlin Trust
Olaughlin Trust
Quit Claim Deed
related
—
—
—
Olaughlin Trust
—
Deed Of Trust
related
$50,000 · Individual
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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