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Property profile & analytics
FOR SALE
Apartment buildings
4248 Arch Dr Studio City, CA 91604
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US09-6332776
For Sale
1 / 7
$4,950,000
4248 Arch Dr, Studio City, CA 91604
View Listing →
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1987
Construction
WOOD
Total area
9,626 SF
Lot
0.22 ac (9,480 SF)
Zoning code
LAR4
APN
2366-025-010
UPID
US09-6332776
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
$2.39M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.86M
Owner & transaction history
Arch View Terrace LLC · 12 yrs held
Arch View Terrace LLC
since 2013
7 recorded transactions
Zoning & alternative use
LAR4 · Studio City, 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 Studio City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Studio City 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%
$2,580,000
6.5%
$2,385,000
7%
$2,215,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,520,000
Current use
Blend value · Realmo final
$1.86M
Range $1.67M – $2.04M · ±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
$193 / 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
$42,789
Tax year 2024
Assessed value
$3,445,027
Assessed 2024
Previous assessed
$3,445,027
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$2,243,204
Assessed improvement
$1,201,823
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
For Sale
Year built
1987
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Stories
1
Units
12
Rooms
6
Bathrooms
18
Total area
9,626 SF
Lot
0.22 ac (9,480 SF)
Zoning code
LAR4
APN
2366-025-010
UPID
US09-6332776
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR4 · Studio City, CA
Zoning LAR4 · permitted uses
LAR4 · Studio City, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Studio City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.5M
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
1987
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
12
Rooms
6
Bathrooms
18
Lot
0.22 ac
Current owner
From public records · entity-resolved
Arch View Terrace LLC
Entity
Mailing address
PO BOX 5796, SHERMAN OAKS, CA 91413-5796
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
24 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 29, 2021
—
Arch View Terrace LLC
—
Deed
related
$2,300,000 · First Foundation Bank
Oct 16, 2018
—
Arch View Terrace LLC
—
Deed
related
$1,885,000 · Pacific Western National Bank
Aug 14, 2013
$2,866,500
Arch View Terrace LLC
Arch Partners LLC
Grant Deed
$2,006,550 · Malaga Bank Fsb
Aug 7, 2009
$2,000,000
Arch Partners LLC
Arch Trust 4248
Grant Deed
$995,000 · Lone Oak Fund LLC
Jun 12, 2009
$1,653,233
Arch Trust 4248
Northwest Trustee Svcs INC
Trustees Deed
related
—
Jan 17, 2007
—
Universal Properties Group LLC
—
Trustees Deed
related
$10,300 · Sepideh Tabibian
Jan 27, 2003
—
Universal Properties Group LLC
Ahoubim,farshad
Quit Claim Deed
related
—
Mar 3, 1999
—
Farshad Ahoubim
Atlas Coin Meter Laundry ,
Quit Claim Deed
related
—
Feb 14, 1997
$168,500
Farshad Ahoubim
Meisel,herbert
Grant Deed
related
$649,337 · Individual
Jul 22, 1988
—
Herbert Meisel
Meisel Herbert
Quit Claim Deed
related
$700,000 · Fidelity Federal Bank
—
—
Arch Partners LLC
—
Deed Of Trust
related
$1,300,000 · Malaga Bank Fsb
—
—
Farshad Ahoubim
—
Deed Of Trust
related
$100,000 · Investment 26 Corp
—
—
Universal Properties Group LLC
—
Deed Of Trust
related
$200,000 · Money USA
—
—
Universal Properties Group LLC
—
Deed Of Trust
related
$15,000 · Eilel Namvar
—
—
Universal Properties Group LLC
—
Deed Of Trust
related
$950,000 · Wilshire State Bank
—
—
Simon Universal Property
—
Deed Of Trust
related
$60,000 · Saman Mostadim
—
—
Farshad Ahoubim
—
Deed Of Trust
related
$930,000 · Hino-8 LLC
—
—
Parshad Ahoubin
—
Deed Of Trust
related
—
—
—
Universal Properties Group LLC
—
Deed Of Trust
related
$100,000 · Eyal Shemesh
—
—
Universal Properties Group LLC
—
Deed Of Trust
related
$300,000 · Asian Pacific Revolving Loan F
—
—
Farshad Ahoubim
—
Deed Of Trust
related
$700,000 · South Coast Commercial Bank
—
—
Universal Properties Group LLC
—
Deed Of Trust
related
$100,000 · Money USA
—
—
Universal Properties Group LLC
—
Deed Of Trust
related
$1,469,000 · East West Bank
—
—
Arch Partners LLC
—
Deed Of Trust
related
$1,525,000 · Sterling 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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