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Property profile & analytics
OFF-MARKET
Estimated value
$6,795,000
Apartment buildings
13028 Valleyheart Dr Studio City, CA 91604-1914
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6332779
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1986
Construction
WOOD
Total area
21,744 SF
Lot
0.33 ac (14,367 SF)
Zoning code
LAR3
APN
2375-020-021
UPID
US09-6332779
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
$5.39M
Comparable Approach
Comparable
$6.90M
Blend (final)
Blend
$6.80M
Owner & transaction history
Plutsky Limited Partnership · 1 yrs held
Plutsky Limited Partnership
since 2024
Last sale
$7.5M
7 recorded transactions
Zoning & alternative use
LAR3 · Studio City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$10.2M
+79.0%
Auto repair, garage
$10.0M
+74.8%
Medical building
$9.9M
+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%
$5,830,000
6.5%
$5,385,000
7%
$5,000,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$5,695,000
Current use
COMMERCIAL (GENERAL)
$10,200,000
Change: +79% · Conversion: Moderate
AUTO REPAIR, GARAGE
$9,955,000
Change: +75% · Conversion: Difficult
MEDICAL BUILDING
$9,885,000
Change: +74% · Conversion: Moderate
Blend value · Realmo final
$6.80M
Range $6.12M – $7.47M · ±10% · vs last sale $7.45M (Jul 31 2024)
Last sale anchor
$7.45M
Jul 31 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
$313 / 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
$72,612
Tax year 2024
Assessed value
$5,815,537
Assessed 2024
Previous assessed
$5,815,537
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$4,057,061
Assessed improvement
$1,758,476
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
1986
Construction
WOOD
Heating
NONE
Cooling
YES
Units
18
Bathrooms
36
Total area
21,744 SF
Lot
0.33 ac (14,367 SF)
Zoning code
LAR3
APN
2375-020-021
UPID
US09-6332779
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
$5.7M
COMMERCIAL (GENERAL)
Est. value
$10.2M
AUTO REPAIR, GARAGE
Est. value
$10.0M
MEDICAL BUILDING
Est. value
$9.9M
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
1986
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
18
Bathrooms
36
Lot
0.33 ac
Current owner
From public records · entity-resolved
Plutsky Limited Partnership
Entity
Mailing address
16000 VENTURA BLVD STE #500, ENCINO, CA 91436-2755
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 31, 2024
$7,450,000
Plutsky Limited Partnership
Valleyheart Wilco LLC
Grant Deed
$4,550,000 · Jpmorgan Chase Bank NA
Feb 28, 2020
—
Valleyheart Wilco LLC
—
Deed
related
$4,600,000 · First Foundation Bank
Mar 8, 2011
$4,630,000
Valleyheart Wilco LLC
Ruslana Sitnikova
Grant Deed
$2,880,000 · Luther Burbank Savings
Apr 27, 2009
$278,500
Valley Hearts Holdings LLC
Yerekhman,alexander
Grant Deed
—
Feb 3, 2009
$835,000
Valley Hearts Holdings LLC
Raskin,alex
Grant Deed
—
Jun 6, 2006
—
Ruslana Sitnikova
—
Trustees Deed
related
$600,000 · Bixler Trust
Apr 7, 2006
—
Alex Raskin
Raskin,irina
Quit Claim Deed
$2,550,000 · Malaga Bank Fsb
Feb 11, 1997
$1,675,000
Ashford Trust
Valley Heart Investment
Grant Deed
$940,000 · Home Savings Of America
—
—
Valleyheart Inv
—
Deed Of Trust
related
$1,650,000 · Glendale Federal Bank
—
—
Valleyheart-wilco LLC
—
Deed Of Trust
related
$2,950,000 · Opus Bank
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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