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Property profile & analytics
OFF-MARKET
Estimated value
$8,780,000
Apartment buildings
22769 Del Valle St Woodland Hills, CA 91364-1326
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9885368
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2019
Construction
WOOD
Total area
20,513 SF
Lot
0.29 ac (12,597 SF)
Zoning code
LAR3
APN
2040-031-062
UPID
US09-9885368
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
$8.81M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.44M
Blend (final)
Blend
$8.78M
Owner & transaction history
Wellead LLC · 4 yrs held
Wellead LLC
since 2021
Last sale
$9.5M
4 recorded transactions
Zoning & alternative use
LAR3 · Woodland Hills, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$13.4M
+158.2%
Neighborhood: shopping center
$12.5M
+141.3%
Auto repair, garage
$9.5M
+83.4%
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 Woodland Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Woodland Hills 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
$8,660,000
ML approach
$8,810,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$13,360,000
Change: +158% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$12,485,000
Change: +141% · Conversion: Difficult
AUTO REPAIR, GARAGE
$9,490,000
Change: +83% · Conversion: Difficult
MEDICAL BUILDING
$9,325,000
Change: +80% · Conversion: Moderate
RETAIL STORES
$9,000,000
Change: +74% · Conversion: Difficult
OFFICE BUILDING
$6,610,000
Change: +28% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$6,190,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$8.78M
Range $7.90M – $9.66M · ±10% · vs last sale $9.50M (Sep 2 2021)
Last sale anchor
$9.50M
Sep 2 2021
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
$428 / 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
$120,851
Tax year 2024
Assessed value
$9,883,800
Assessed 2024
Previous assessed
$9,883,800
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$1,300,500
Assessed improvement
$8,583,300
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
2019
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
22
Bathrooms
35
Total area
20,513 SF
Lot
0.29 ac (12,597 SF)
Zoning code
LAR3
APN
2040-031-062
UPID
US09-9885368
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR3 · Woodland Hills, CA
Zoning LAR3 · permitted uses
LAR3 · Woodland Hills, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Woodland Hills. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$13.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$12.5M
AUTO REPAIR, GARAGE
Est. value
$9.5M
MEDICAL BUILDING
Est. value
$9.3M
RETAIL STORES
Est. value
$9.0M
OFFICE BUILDING
Est. value
$6.6M
INDUSTRIAL (GENERAL)
Est. value
$6.2M
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
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
2019
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
22
Bathrooms
35
Lot
0.29 ac
Current owner
From public records · entity-resolved
Wellead LLC
Entity
Free & Clear · 4 yrs held
Mailing address
10401 VENICE BLVD #711, LOS ANGELES, CA 90034-6491
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 8, 2022
—
Welllead LLC
—
Deed
related
$5,700,000 · First Foundation Bank
Sep 2, 2021
$9,500,000
Wellead LLC
Dvwh LLC
Grant Deed
—
Nov 19, 2019
$10,750,000
Dvwh LLC
Prh Xiv LP
Grant Deed
—
Feb 22, 2017
—
Prh Xiv LP
—
Trustees Deed
related
$3,750,000 · Founders Cmnty Bk
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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