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Property profile & analytics
OFF-MARKET
Estimated value
$670,000
Apartment buildings
20542 Hartland St 2 Winnetka, CA 91306-3835
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8642058
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1957
Construction
WOOD
Total area
4,800 SF
Lot
0.17 ac (7,412 SF)
Zoning code
LAR3
APN
2137-030-009
UPID
US09-8642058
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$670k
Owner & transaction history
Ahm Resicom LLC · 9 yrs held
Ahm Resicom LLC
since 2017
7 recorded transactions
Zoning & alternative use
LAR3 · 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$870,000
Current use
Blend value · Realmo final
$670k
Range $603k – $737k · ±10%
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
$140 / 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
$11,761
Tax year 2024
Assessed value
$890,893
Assessed 2024
Previous assessed
$890,893
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$360,544
Assessed improvement
$530,349
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
1957
Construction
WOOD
Heating
NONE
Cooling
YES
Units
6
Bathrooms
6
Total area
4,800 SF
Lot
0.17 ac (7,412 SF)
Zoning code
LAR3
APN
2137-030-009
UPID
US09-8642058
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR3 · Winnetka, CA
Zoning LAR3 · permitted uses
LAR3 · 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.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$870,000
APARTMENT HOUSE (5+ UNITS) Current
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
1957
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
6
Bathrooms
6
Lot
0.17 ac
Current owner
From public records · entity-resolved
Ahm Resicom LLC
Entity
Mailing address
4924 BALBOA BLVDPMB351, ENCINO, CA 91316-3402
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 23, 2017
—
Ahm Resicom LLC
Eghbali Of Farouzbakht Trust
Quit Claim Deed
related
—
Apr 21, 2017
—
Eghbali Of Firouzbakht Trust
Firouzbakht,mehrzad
Quit Claim Deed
related
—
Sep 27, 2013
$740,000
Mehrzad Firouzbakht
Amsj LLC
Grant Deed
$310,000 · Wells Fargo Bank NA
Sep 27, 2013
—
Mehrzad Firouzbakht
Eghbalighahyazi,hamid
Quit Claim Deed
related
—
Jul 7, 2010
—
Amsj LLC
Mohammadsoui,abbas
Grant Deed
—
Jan 25, 2006
$750,000
Abbas Mohammadsoui
Lopez,felipe D & Lorena H
Grant Deed
$472,000 · East West Bank
Jan 23, 2004
$515,000
Felipe D Lopez
Kotel,jeff & Rami
Grant Deed
$357,000 · East West Bank
Jan 23, 2004
—
Sousan Mobayen
Kotel,rami
Grant Deed
related
—
Oct 22, 2003
—
Rami Kotel
Kotel,ayelet
Quit Claim Deed
related
—
Jul 18, 2003
—
Jeff Kotel
Kotel,jeff
Quit Claim Deed
related
—
Jul 17, 2003
—
Jeff Kotel
Kotel,jeff
Quit Claim Deed
related
$300,000 · Washington Mutual Fsb
Oct 1, 1999
—
Jeff Kotel
Kotel,o
Quit Claim Deed
related
—
Oct 1, 1999
$277,500
Kotel,jeff
Fillmore,patricia L
Trustees Deed
$198,750 · East West Bank
—
—
Felipe Lopez
—
Deed Of Trust
related
$31,000 · Mehranz Sepehripour
—
—
Patrici Fillmore
—
Deed Of Trust
related
$42,000 · Housing Preservation & Prod
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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