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Property profile & analytics
OFF-MARKET
Estimated value
$2,925,000
Apartment buildings
13042 Riverside Dr, Sherman Oaks, CA 91423-2100
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-8164869
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1986
Construction
WOOD
Total area
10,442 SF
Lot
0.19 ac (8,401 SF)
Zoning code
LAR3
APN
2358-033-009
UPID
US09-8164869
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
-
Invertitude Inspections Home Inspector
-
Heritage Apartments Apartment Building
-
DevelopingMindsandFutures Crisis Center Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.59M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.93M
Owner & transaction history
13042 Riverside LLC
13042 Riverside LLC
since 2025
Last sale
$3.3M
7 recorded transactions
Zoning & alternative use
LAR3 · Sherman Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.7M
+39.8%
Commercial (general)
$4.5M
+32.4%
Office building
$3.8M
+12.2%
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 Sherman Oaks submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sherman Oaks 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%
$2,800,000
6.5%
$2,585,000
7%
$2,400,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,395,000
Current use
MEDICAL BUILDING
$4,745,000
Change: +40% · Conversion: Moderate
COMMERCIAL (GENERAL)
$4,495,000
Change: +32% · Conversion: Moderate
OFFICE BUILDING
$3,810,000
Change: +12% · Conversion: Moderate
Blend value · Realmo final
$2.93M
Range $2.63M – $3.22M · ±10% · vs last sale $3.33M (Dec 12 2025)
Last sale anchor
$3.33M
Dec 12 2025
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
$280 / 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
$57,225
Tax year 2024
Assessed value
$4,642,338
Assessed 2024
Previous assessed
$4,642,338
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$3,249,639
Assessed improvement
$1,392,699
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
CENTRAL
Stories
1
Units
11
Rooms
7
Bathrooms
20
Total area
10,442 SF
Lot
0.19 ac (8,401 SF)
Zoning code
LAR3
APN
2358-033-009
UPID
US09-8164869
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR3 · Sherman Oaks, CA
Zoning LAR3 · permitted uses
LAR3 · Sherman Oaks, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sherman Oaks. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$3.4M
MEDICAL BUILDING
Est. value
$4.7M
COMMERCIAL (GENERAL)
Est. value
$4.5M
OFFICE BUILDING
Est. value
$3.8M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
OFFICE 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
Stories
1
Units
11
Rooms
7
Bathrooms
20
Lot
0.19 ac
Current owner
From public records · entity-resolved
13042 Riverside LLC
Entity
Mailing address
21505 SATICOY ST APT #204, CANOGA PARK, CA 91304-5022
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 12, 2025
$3,332,000
13042 Riverside LLC
Mary E Van De Veer Family Trust
Grant Deed
—
Nov 1, 2024
—
Michael R Van De Veer JR
Mary Ellen Van De Veer
Deed
related
—
Oct 14, 2022
—
Mary E Van De Veer
—
Deed
related
$2,500,000 · Cheng Family Private Foundation
Dec 31, 2018
—
Mary E Van De Veer
—
Deed
related
$1,100,000 · Axos Bank
Jun 8, 2017
—
Van De Veer,mary E Family Trust
Van De Veer,mary E
Quit Claim Deed
related
—
Feb 7, 1990
$1,216,800
Ronald Cisneros
Chiu Shaw B&su C
Grant Deed
related
$900,000 · Home Savings Of America
—
—
Mary E Van De Veer
—
Deed Of Trust
related
$57,500 · Approved Cash
—
—
Ronald Cisneros
—
Deed Of Trust
related
$45,000 · Chiu Shaw B&su C
—
—
Ronald Cisneros
—
Deed Of Trust
related
$1,200,000 · Malaga Bank Fsb
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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