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Property profile & analytics
OFF-MARKET
Estimated value
$3,650,000
Apartment buildings
4528 Murietta Ave Sherman Oaks, CA 91423-5422
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6334876
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1956
Construction
WOOD
Total area
9,784 SF
Lot
0.31 ac (13,588 SF)
Zoning code
LAR3
APN
2271-003-022
UPID
US09-6334876
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
$3.65M
CAP Approach
CAP
$2.42M
Comparable Approach
Comparable
$4.37M
Blend (final)
Blend
$3.65M
Owner & transaction history
4528 Murietta LLC · 2 yrs held
4528 Murietta LLC
since 2024
Last sale
$3.7M
7 recorded transactions
Zoning & alternative use
LAR3 · Sherman Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$6.0M
+87.2%
Restaurant
$5.5M
+72.1%
Retail stores
$5.2M
+63.7%
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
$3,650,000
ML approach
$3,650,000
CAP Approach
CAP Return
Estimation
6%
$2,625,000
6.5%
$2,420,000
7%
$2,250,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,180,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$5,955,000
Change: +87% · Conversion: Difficult
RESTAURANT
$5,475,000
Change: +72% · Conversion: Difficult
RETAIL STORES
$5,205,000
Change: +64% · Conversion: Difficult
MEDICAL BUILDING
$4,450,000
Change: +40% · Conversion: Moderate
COMMERCIAL (GENERAL)
$4,215,000
Change: +32% · Conversion: Moderate
OFFICE BUILDING
$3,570,000
Change: +12% · Conversion: Moderate
Blend value · Realmo final
$3.65M
Range $3.29M – $4.02M · ±10% · vs last sale $3.65M (Jun 28 2024)
Last sale anchor
$3.65M
Jun 28 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
$373 / 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
$37,425
Tax year 2024
Assessed value
$2,972,530
Assessed 2024
Previous assessed
$2,972,530
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$1,774,999
Assessed improvement
$1,197,531
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
1956
Construction
WOOD
Heating
NONE
Cooling
YES
Units
12
Bathrooms
12
Total area
9,784 SF
Lot
0.31 ac (13,588 SF)
Zoning code
LAR3
APN
2271-003-022
UPID
US09-6334876
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
$3.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.0M
RESTAURANT
Est. value
$5.5M
RETAIL STORES
Est. value
$5.2M
MEDICAL BUILDING
Est. value
$4.5M
COMMERCIAL (GENERAL)
Est. value
$4.2M
OFFICE BUILDING
Est. value
$3.6M
APARTMENT HOUSE (5+ UNITS) Current
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
1956
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
12
Bathrooms
12
Lot
0.31 ac
Current owner
From public records · entity-resolved
4528 Murietta LLC
Entity
Mailing address
4803 LEMONA AVE, SHERMAN OAKS, CA 91403-2011
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
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 28, 2024
$3,651,500
4528 Murietta LLC
Ohanian Vigen
Grant Deed
$1,645,000 · Everbank NA
Dec 5, 2023
—
Ohanian Vigen
Ohanian Vigen
Intrafamily Transfer
related
—
Dec 16, 2020
—
Ohanian Vigen
Ohanian Vartan & Mary Trust
Quit Claim Deed
related
—
Jan 3, 2007
—
Ohanian Vartan & Mary Trust
Ohanian,vartan & Mary
Quit Claim Deed
related
—
Sep 6, 2006
$2,000,000
Vartan Ohanian
Vram Aslanian
Grant Deed
$370,000 · Washington Mutual Bank
Jan 19, 2005
—
Vram Aslanian
Aslanian,janet
Affidavit Of Death
related
—
Sep 18, 2002
—
Vram Aslanian
Aslanian,a R
Quit Claim Deed
related
—
Aug 14, 1995
—
Arthur R Aslanian
Atlas Coin Meter Laundry ,
Quit Claim Deed
related
—
Dec 20, 1994
$232,500
Arthur R Aslanian
California Federal Bank
Grant Deed
$215,000 · Cohen Trust
Nov 8, 1994
—
Fed Bk Cal
Fed Natl Mtg Assn,
Quit Claim Deed
related
—
Sep 16, 1994
—
Federal National Mortgage Assn
—
Deed Of Trust
related
—
—
—
Vram V Aslanian
—
Deed Of Trust
related
$900,000 · Citibank West Fsb
—
—
Arthur R Aslanian
—
Deed Of Trust
related
$225,000 · Home Savings Of America
—
—
Vram Aslanian
—
Deed Of Trust
related
$1,250,000 · World Savings
—
—
Arthur Aslanian
—
Deed Of Trust
related
$385,000 · Los Angeles City (ca)
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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