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Property profile & analytics
OFF-MARKET
Estimated value
$5,415,000
Apartment buildings
20815 Sherman Way Winnetka, CA 91306-2780
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8256420
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1964
Construction
WOOD
Total area
21,080 SF
Lot
0.64 ac (28,074 SF)
Zoning code
LAR3
APN
2113-013-044
UPID
US09-8256420
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
-
Orhthalmology Hospital
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.40M
CAP Approach
CAP
$5.22M
Comparable Approach
Comparable
$5.66M
Blend (final)
Blend
$5.42M
Owner & transaction history
37 La Apts LLC · 4 yrs held
37 La Apts LLC
since 2022
Last sale
$6.5M
7 recorded transactions
Zoning & alternative use
LAR3 · Winnetka, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$6.8M
+77.6%
Industrial (general)
$6.4M
+66.3%
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
$5,380,000
ML approach
$5,395,000
CAP Approach
CAP Return
Estimation
6%
$5,655,000
6.5%
$5,220,000
7%
$4,845,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,825,000
Current use
OFFICE BUILDING
$6,790,000
Change: +78% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$6,360,000
Change: +66% · Conversion: Difficult
Blend value · Realmo final
$5.42M
Range $4.87M – $5.96M · ±10% · vs last sale $6.50M (Jan 28 2022)
Last sale anchor
$6.50M
Jan 28 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
$257 / 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
$84,932
Tax year 2024
Assessed value
$6,774,760
Assessed 2024
Previous assessed
$6,774,760
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$2,705,040
Assessed improvement
$4,069,720
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
1964
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
37
Bathrooms
41
Total area
21,080 SF
Lot
0.64 ac (28,074 SF)
Zoning code
LAR3
APN
2113-013-044
UPID
US09-8256420
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
$3.8M
OFFICE BUILDING
Est. value
$6.8M
INDUSTRIAL (GENERAL)
Est. value
$6.4M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
INDUSTRIAL (GENERAL)
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
1964
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
37
Bathrooms
41
Lot
0.64 ac
Current owner
From public records · entity-resolved
37 La Apts LLC
Entity
Mailing address
10850 WILSHIRE BLVD STE #370, LOS ANGELES, CA 90024-4642
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
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 28, 2022
$6,500,000
37 La Apts LLC
Bruce Bernard
Grant Deed
$4,140,000 · Jpmorgan Chase Bank NA
Jan 28, 2022
—
Bruce Bernard
Bernard Zohara
Intrafamily Transfer
related
—
Dec 27, 2021
—
Bruce Bernard
Winnetka Apartments LLC
Grant Deed
—
Aug 30, 2016
—
Winnetka Apartments LLC
—
Deed
related
$2,500,000 · Jpmorgan Chase Bank NA
Aug 16, 2012
—
Winnetka Apartments LLC
Bruce B Bernard
Grant Deed
$2,000,000 · Jpmorgan Chase Bank NA
Nov 4, 2009
—
Bruce B Bernard
Bernard,bruce B
Quit Claim Deed
related
—
Nov 3, 2009
$2,925,000
Bruce B Bernard
Paradigm 20815 Sherman Way LLC
Grant Deed
—
Nov 3, 2009
—
Bruce B Bernard
Bernard Zohara
Intrafamily Transfer
related
—
Feb 20, 2003
—
Paradigm 20815 Sherman Way LLC
Wu,tr
Grant Deed
related
—
Oct 3, 1995
—
Wu,cheng R & Chih-chieh Trustees
Wu,c R & C
Quit Claim Deed
related
—
Mar 29, 1995
—
Wu,cheng R & Chih-chieh
Coast Fed Bk,
Trustees Deed
related
—
Dec 30, 1994
$1,000,000
Coast Federal Bank
Dua,sohan L & Kiran P
Trustees Deed
related
—
Apr 29, 1994
—
John K Beach
Dua,s L&k P
Grant Deed
related
—
—
—
Paradigm 20815 Sherman Way LLC
—
Deed Of Trust
related
$1,969,500 · Universal Bank
—
—
Cheng R Wu
—
Deed Of Trust
related
$861,250 · Coast Federal Bank
—
—
Wu Trust
—
Deed Of Trust
related
$900,000 · Trust 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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