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Property profile & analytics
OFF-MARKET
Estimated value
$1,660,000
Apartment buildings
4650 Sepulveda Blvd Sherman Oaks, CA 91403-2459
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6273758
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1984
Construction
WOOD
Total area
41,300 SF
Lot
0.58 ac (25,350 SF)
Zoning code
LAR3
APN
2264-004-033
UPID
US09-6273758
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
-
Golden State Contractor General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.66M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.20M
Blend (final)
Blend
$1.66M
Owner & transaction history
4650 Sepulveda Blvd LLC · 1 yrs held
4650 Sepulveda Blvd LLC
since 2024
Last sale
$1.7M
7 recorded transactions
Zoning & alternative use
LAR3 · Sherman Oaks, 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 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
$1,660,000
ML approach
$1,660,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.66M
Range $1.49M – $1.83M · ±10% · vs last sale $1.66M (Jul 31 2024)
Last sale anchor
$1.66M
Jul 31 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
$40 / 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
$86,920
Tax year 2024
Assessed value
$6,820,316
Assessed 2024
Previous assessed
$6,820,316
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$3,193,481
Assessed improvement
$3,626,835
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
1984
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
30
Bathrooms
60
Total area
41,300 SF
Lot
0.58 ac (25,350 SF)
Zoning code
LAR3
APN
2264-004-033
UPID
US09-6273758
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.
Building & site characteristics
From public records
Year built
1984
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
30
Bathrooms
60
Lot
0.58 ac
Current owner
From public records · entity-resolved
4650 Sepulveda Blvd LLC
Entity
Mailing address
18960 VENTURA BLVD #232, TARZANA, CA 91356-3224
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 31, 2024
—
4650 Sepulveda Blvd LLC
Pamela Kreitenberg
Quit Claim Deed
related
—
Jul 17, 2024
—
Pamela Kreitenberg
4650 Sepulveda LLC
Quit Claim Deed
related
—
Aug 29, 2022
—
4650 Sepulveda LLC
Pamela Kreitenberg
Quit Claim Deed
related
—
Jun 30, 2022
$3,279,000
Pamela Kreitbrg
Mark Minas
Quit Claim Deed
related
—
Mar 30, 2022
—
Debbie Minas
Minas Developmeent LLC
Quit Claim Deed
related
—
Oct 1, 2021
—
Minas Development LLC
—
Deed
related
$1,735,000 · Jpmorgan Chase Bank NA
Nov 4, 2016
—
Minas Development LLC
—
Deed
related
$1,900,000 · Jpmorgan Chase Bank NA
Mar 27, 1996
—
A & D Minas LLC
Minas,allen Debbie Fmly
Quit Claim Deed
related
—
Jul 21, 1994
—
Allen Minas
Minas,a & D Trustees
Quit Claim Deed
related
—
Jul 11, 1994
—
Mark N Minas
Minas,a&d
Quit Claim Deed
related
—
Nov 4, 1993
—
Allen Minas
Minas,a&d Truste
Quit Claim Deed
related
—
May 4, 1990
$1,660,000
Minas Allen
Unknown
Grant Deed
—
—
—
Minas Dev LLC
—
Deed Of Trust
related
$500,000 · Home Savings Of America
—
—
Minas Dev LLC
—
Deed Of Trust
related
$1,900,000 · World Savings
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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