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Property profile & analytics
OFF-MARKET
Estimated value
$9,790,000
Apartment buildings
4706 Sepulveda Blvd, Sherman Oaks, CA 91403-2424
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6273759
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1986
Construction
WOOD
Total area
38,895 SF
Lot
0.54 ac (23,401 SF)
Zoning code
LAR3
APN
2264-004-034
UPID
US09-6273759
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
-
Saghal Group Factory Textile Manufacturer
-
Executive House Apartments Apartment Building
-
Reza Art Gallery Art Gallery
-
DEVME (Bike/Boat/Book/etc) Store Corporate Office
-
Tekran Co IT Consulting Firm (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$9.63M
Comparable Approach
Comparable
$9.43M
Blend (final)
Blend
$9.79M
Owner & transaction history
Plutsky Limited Partnership
Plutsky Limited Partnership
since 2025
Last sale
$10.1M
7 recorded transactions
Zoning & alternative use
LAR3 · Sherman Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$14.2M
+11.7%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$10,430,000
6.5%
$9,630,000
7%
$8,940,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$12,705,000
Current use
OFFICE BUILDING
$14,190,000
Change: +12% · Conversion: Moderate
Blend value · Realmo final
$9.79M
Range $8.81M – $10.77M · ±10% · vs last sale $10.06M (May 1 2025)
Last sale anchor
$10.06M
May 1 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
$252 / 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
$66,642
Tax year 2024
Assessed value
$5,147,725
Assessed 2024
Previous assessed
$5,147,725
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$926,688
Assessed improvement
$4,221,037
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
1986
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
29
Bathrooms
52
Total area
38,895 SF
Lot
0.54 ac (23,401 SF)
Zoning code
LAR3
APN
2264-004-034
UPID
US09-6273759
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
$12.7M
OFFICE BUILDING
Est. value
$14.2M
APARTMENT HOUSE (5+ UNITS) Current
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
1986
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
29
Bathrooms
52
Lot
0.54 ac
Current owner
From public records · entity-resolved
Plutsky Limited Partnership
Entity
Mailing address
6819 SEPULVEDA BLVD STE #207, VAN NUYS, CA 91405-4440
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 31, 2025
$10,055,000
Plutsky Limited Partnership
Skm Properties LLC
Grant Deed
$6,200,000 · Jpmorgan Chase Bank NA
Sep 3, 2019
—
Skm Properties LLC
—
Deed
related
$3,000,000 · Walker & Dunlop
Aug 27, 2009
—
Skm Properties LLC
S & G Minas Family LLC
Grant Deed
$2,500,000 · Citibank NA
Nov 17, 1995
—
Kenneth W Minas
Minas,s J & G M
Quit Claim Deed
related
—
Nov 9, 1995
—
Samuel J Minas
Minas,s J & G M Trustees
Quit Claim Deed
related
—
May 4, 1990
$1,560,000
Minas Samuel J Co Tr
Unknown
Grant Deed
—
—
—
Skm Properties LLC
—
Deed Of Trust
related
$3,000,000 · Walker & Dunlop
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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