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Property profile & analytics
OFF-MARKET
Estimated value
$6,585,000
Apartment buildings
4421 Murietta Ave Sherman Oaks, CA 91423-3433
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6334914
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1955
Construction
WOOD
Total area
19,660 SF
Lot
0.57 ac (24,744 SF)
Zoning code
LAR3
APN
2271-013-011
UPID
US09-6334914
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
-
Santorini Villas Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.87M
Comparable Approach
Comparable
$8.77M
Blend (final)
Blend
$6.59M
Owner & transaction history
Kaas Properties LLC · 1 yrs held
Kaas Properties LLC
since 2025
Last sale
$6.4M
7 recorded transactions
Zoning & alternative use
LAR3 · Sherman Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$10.5M
+63.7%
Medical building
$8.9M
+39.8%
Commercial (general)
$8.5M
+32.4%
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 Sherman Oaks submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sherman Oaks 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%
$5,270,000
6.5%
$4,865,000
7%
$4,520,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$6,395,000
Current use
RETAIL STORES
$10,465,000
Change: +64% · Conversion: Difficult
MEDICAL BUILDING
$8,935,000
Change: +40% · Conversion: Moderate
COMMERCIAL (GENERAL)
$8,465,000
Change: +32% · Conversion: Moderate
OFFICE BUILDING
$7,170,000
Change: +12% · Conversion: Moderate
Blend value · Realmo final
$6.59M
Range $5.93M – $7.24M · ±10% · vs last sale $6.35M (Mar 20 2025)
Last sale anchor
$6.35M
Mar 20 2025
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
$335 / 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
$70,422
Tax year 2024
Assessed value
$5,599,147
Assessed 2024
Previous assessed
$5,599,147
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$3,893,774
Assessed improvement
$1,705,373
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
1955
Construction
WOOD
Heating
NONE
Cooling
YES
Units
24
Bathrooms
24
Total area
19,660 SF
Lot
0.57 ac (24,744 SF)
Zoning code
LAR3
APN
2271-013-011
UPID
US09-6334914
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR3 · Sherman Oaks, CA
Zoning LAR3 · permitted uses
LAR3 · Sherman Oaks, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sherman Oaks. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$6.4M
RETAIL STORES
Est. value
$10.5M
MEDICAL BUILDING
Est. value
$8.9M
COMMERCIAL (GENERAL)
Est. value
$8.5M
OFFICE BUILDING
Est. value
$7.2M
APARTMENT HOUSE (5+ UNITS) Current
RETAIL STORES
MEDICAL BUILDING
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1955
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
24
Bathrooms
24
Lot
0.57 ac
Current owner
From public records · entity-resolved
Kaas Properties LLC
Entity
Mailing address
1880 CENTURY PARK E STE #500, LOS ANGELES, CA 90067-1607
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 20, 2025
$6,350,000
Kaas Properties LLC
Murietta Ventures LLC
Grant Deed
$3,745,000 · Jpmorgan Chase Bank NA
Jun 29, 2018
—
Murietta Ventures LLC
—
Deed
related
$3,000,000 · Miscellaneous Ins Co
Apr 26, 2011
$4,450,000
Murietta Ventures LLC
Santorini Villas LLC
Grant Deed
$4,450,000 · Hfp Group LLC
Aug 6, 2007
—
Santorini Villas LLC
All Valley Washer Service INC
Quit Claim Deed
related
—
Jul 13, 2007
$4,500,000
Santorini Villas LLC
Blau Family LLC
Grant Deed
$2,200,000 · Comerica Bank
Mar 1, 2000
—
Blau
Blau,fmly
Quit Claim Deed
related
—
Jun 24, 1999
—
Blau
Blau,carl
Quit Claim Deed
related
—
Mar 2, 1999
—
Carl Blau
Blau,c I & R R Trustees
Quit Claim Deed
related
—
Feb 4, 1999
—
Blau,carl I & Roberta B Trustees
Blau,c I
Quit Claim Deed
related
—
Sep 25, 1995
$1,000
Carl I Blau
Trimas Trust
Grant Deed
related
—
—
—
Murietta Ventures LLC
—
Deed Of Trust
related
$2,500,000 · First Republic Bank
—
—
Blau Family LLC
—
Deed Of Trust
related
$1,000,000 · Washington Mutual Fsb
—
—
Murietta Ventures LLC
—
Deed Of Trust
related
$3,000,000 · Miscellaneous Ins Co
—
—
Robert M Trimas
—
Deed Of Trust
related
$165,000 · Individual
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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