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Property profile & analytics
OFF-MARKET
Estimated value
$3,620,000
Apartment buildings
4524 Vis Del Monte Ave Sherman Oaks, CA 91403-2956
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7808379
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1985
Construction
WOOD
Total area
6,924 SF
Lot
0.14 ac (6,245 SF)
Zoning code
LAR3
APN
2265-011-028
UPID
US09-7808379
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
$3.62M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.55M
Blend (final)
Blend
$3.62M
Owner & transaction history
4524 Vista Del Monte LLC · 2 yrs held
4524 Vista Del Monte LLC
since 2024
Last sale
$3.6M
6 recorded transactions
Zoning & alternative use
LAR3 · Sherman Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$5.0M
+121.8%
Neighborhood: shopping center
$4.2M
+86.3%
Restaurant
$3.9M
+71.4%
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
$3,620,000
ML approach
$3,620,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,260,000
Current use
AUTO REPAIR, GARAGE
$5,015,000
Change: +122% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,215,000
Change: +86% · Conversion: Difficult
RESTAURANT
$3,875,000
Change: +71% · Conversion: Difficult
RETAIL STORES
$3,685,000
Change: +63% · Conversion: Difficult
MEDICAL BUILDING
$3,150,000
Change: +39% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,980,000
Change: +32% · Conversion: Moderate
OFFICE BUILDING
$2,525,000
Change: +12% · Conversion: Moderate
Blend value · Realmo final
$3.62M
Range $3.26M – $3.98M · ±10% · vs last sale $3.62M (Jul 11 2024)
Last sale anchor
$3.62M
Jul 11 2024
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
$523 / 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
$36,758
Tax year 2024
Assessed value
$2,967,717
Assessed 2024
Previous assessed
$2,967,717
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,896,909
Assessed improvement
$1,070,808
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
1985
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
8
Bathrooms
16
Total area
6,924 SF
Lot
0.14 ac (6,245 SF)
Zoning code
LAR3
APN
2265-011-028
UPID
US09-7808379
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
$2.3M
AUTO REPAIR, GARAGE
Est. value
$5.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.2M
RESTAURANT
Est. value
$3.9M
RETAIL STORES
Est. value
$3.7M
MEDICAL BUILDING
Est. value
$3.2M
COMMERCIAL (GENERAL)
Est. value
$3.0M
OFFICE BUILDING
Est. value
$2.5M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
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
1985
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
8
Bathrooms
16
Lot
0.14 ac
Current owner
From public records · entity-resolved
4524 Vista Del Monte LLC
Entity
Mailing address
5609 YOLANDA AVE STE #400, TARZANA, CA 91356-3334
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 11, 2024
$3,620,000
4524 Vista Del Monte LLC
Xenon Investment Corp
Grant Deed
—
Dec 29, 2020
—
Xenon Investment Corp
—
Deed
related
$1,735,000 · Umpqua Bank
Sep 14, 2020
$2,787,500
Xenon Investment Corp
Goodman-berger Myrna J Trust
Grant Deed
—
Dec 13, 2005
—
Goodman-berger Myrna J Trust
Berger,myrna J
Quit Claim Deed
related
—
Nov 17, 1993
$78,000
Myrna J Berger
Levitt Trust
Grant Deed
—
Sep 2, 1988
$850,000
Ben Levitt
Kand
Grant Deed
$425,000 · Investors Savings & Loan
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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