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Property profile & analytics
OFF-MARKET
Estimated value
$6,975,000
Apartment buildings
20120 Sherman Way Winnetka, CA 91306-3281
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8683710
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2022
Construction
WOOD
Total area
81,888 SF
Lot
1.02 ac (44,226 SF)
Zoning code
LAC2
APN
2135-038-011
UPID
US09-8683710
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
-
Poncho's Restaurant Pozole Menudo Birria Restaurant
-
D.I.Y. Biofuels Auto Repair Shop
-
AutoXpress Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.12M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.18M
Blend (final)
Blend
$6.98M
Owner & transaction history
Palm Vista LP · 5 yrs held
Palm Vista LP
since 2020
Last sale
$6.9M
7 recorded transactions
Zoning & alternative use
LAC2 · Winnetka, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Winnetka submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winnetka 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
$6,990,000
ML approach
$7,120,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$6.98M
Range $6.28M – $7.67M · ±10% · vs last sale $6.89M (Oct 1 2020)
Last sale anchor
$6.89M
Oct 1 2020
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
$85 / 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
$7,588
Tax year 2024
Assessed value
$24,669,063
Assessed 2024
Previous assessed
$24,669,063
+0.0% YoY
Effective rate
0.03%
On assessed value
Assessed land
$7,311,723
Assessed improvement
$17,357,340
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
2022
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Stories
1
Units
91
Total area
81,888 SF
Lot
1.02 ac (44,226 SF)
Zoning code
LAC2
APN
2135-038-011
UPID
US09-8683710
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Winnetka, CA
Zoning LAC2 · permitted uses
LAC2 · Winnetka, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Winnetka. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2022
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
91
Lot
1.02 ac
Current owner
From public records · entity-resolved
Palm Vista LP
Entity
Mailing address
250 N HBR DR STE #311, REDONDO BEACH, CA 90277-2585
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
May 31, 2024
—
Palm Vista LP
—
Deed
related
$6,300,000 · Us Bank Trust Co NA
Jul 9, 2021
—
Palm Vista LP
—
Deed
related
$27,400,000 · Citibank NA
Oct 1, 2020
$6,890,000
Palm Vista LP
Keyvan Rahbar
Grant Deed
$6,890,000 · Century Housing Corporation
Jun 23, 2017
—
Keyvan Rahbar
West Valley Auto Center LLC
Grant Deed
$2,055,000 · Logix FCU
Jun 2, 2003
—
West Valley Auto Center LLC
Rahbar,keyvan & Tannaz
Grant Deed
related
—
May 1, 2002
$1,550,000
Keyvan Rahbar
Huang,wu-chi & Yu-chu L
Grant Deed
$1,000,000 · California Center Bank
Jan 29, 1999
—
Su,robert H & Julia Trustees
Su,r & J
Quit Claim Deed
related
—
—
—
Su
—
Deed Of Trust
related
$945,000 · Sumitomo Bank
—
—
West Valley Auto Center LLC
—
Deed Of Trust
related
$1,600,000 · Pacific Capital Bank NA
—
—
Robert Su
—
Deed Of Trust
related
$630,000 · Standard Savings 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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