Entity Owned Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2003
Construction
WOOD
Total area
49,628 SF
Lot
0.8 ac (34,647 SF)
Zoning code
LAR3
APN
2420-032-043
UPID
US09-6812409
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Photography Service (Bike/Boat/Book/etc) Store
-
Hardware & Home Improvement HVAC Service
-
Painting Service General Contractor
-
Party Supply Store Rental Equipment Company
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.75M
CAP Approach
CAP
$12.29M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.02M
Owner & transaction history
since 2022
Last sale
$10.9M
7 recorded transactions
Zoning & alternative use
LAR3 · Toluca Lake, CA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 14 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$9.02M
Value range
$8.12M – $9.92M
±10% around blend
Estimated value / SF
$182 / SF
Confidence
High
14 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
$8.12M
blend $9.02M
$9.92M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
49,628 SF
Lot area
0.8 ac
Year built
2003
APN
2420-032-043
Zoning
LAR3
Assessed value
$24,634,368
Annual tax
$302,656
3
Income approach: direct capitalization
Partial preview
Income approach indication
$12.29M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$13.31M
@ 6.5% CAP return
$12.29M
@ 7% CAP return
$11.41M
4
Sales comparison
Partial preview
Sales approach indication
$7.48M
Weighted, 14 comps · high confidence
Evidence
14 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
2.0 mi away · 36,121 SF
3.9 mi away · 49,966 SF
4.6 mi away · 48,682 SF
5.0 mi away · 60,525 SF
6.1 mi away · 40,928 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$9.02M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 57 sales
$276
-34%
Submarket 579 sales
$244
-26%
County 11934 sales
$264
-31%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $182/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 14 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
8.90%
Implied, in-place cap rate for this apartment buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.90%
9.0%
NOI (est.)
$763k *
Last sale · Apr 2022
$10.90M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$8.57M
Move the market yield to see immediate price impact.
Value / SF
$173
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
8.40%8.90%9.40%
$686k
$8.17M
$7.71M
$7.30M
$763k
$9.08M
$8.57M
$8.11M
$839k
$9.99M
$9.43M
$8.92M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
14 found
High confidence · county-verified
Closest comparable
$13.15M
0.6 mi · Oct 2025 · $354/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$302,656
Tax year 2024
Assessed value
$24,634,368
Assessed 2024
Previous assessed
$24,634,368
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$9,831,780
Assessed improvement
$14,802,588
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
2003
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
43
Bathrooms
83
Total area
49,628 SF
Lot
0.8 ac (34,647 SF)
Zoning code
LAR3
APN
2420-032-043
UPID
US09-6812409
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR3 · Toluca Lake, CAZoning LAR3 · permitted uses
LAR3 · Toluca Lake, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2003
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
43
Bathrooms
83
Lot
0.8 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
LAR3
Jurisdiction
Toluca Lake, CA
Recorded code
LAR3
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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