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Property profile & analytics
OFF-MARKET
Estimated value
$7,830,000
Apartment buildings
4804 Gaviota Ave Encino, CA 91436-1458
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8506804
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1961
Construction
WOOD
Total area
25,728 SF
Lot
0.69 ac (30,027 SF)
Zoning code
LAR3
APN
2261-021-012
UPID
US09-8506804
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
-
Revolution Sports LA Gym & Fitness Center Sports Field & Court
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.80M
CAP Approach
CAP
$6.37M
Comparable Approach
Comparable
$8.73M
Blend (final)
Blend
$7.83M
Owner & transaction history
Yo 11 LP · 5 yrs held
Yo 11 LP
since 2020
Last sale
$7.8M
6 recorded transactions
Zoning & alternative use
LAR3 · Encino, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$11.7M
+90.7%
Commercial (general)
$11.1M
+80.6%
Office building
$9.4M
+53.0%
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 Encino submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Encino 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
$7,915,000
ML approach
$7,800,000
CAP Approach
CAP Return
Estimation
6%
$6,900,000
6.5%
$6,370,000
7%
$5,915,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$6,135,000
Current use
MEDICAL BUILDING
$11,695,000
Change: +91% · Conversion: Moderate
COMMERCIAL (GENERAL)
$11,080,000
Change: +81% · Conversion: Moderate
OFFICE BUILDING
$9,385,000
Change: +53% · Conversion: Moderate
Blend value · Realmo final
$7.83M
Range $7.05M – $8.61M · ±10% · vs last sale $7.80M (Dec 10 2020)
Last sale anchor
$7.80M
Dec 10 2020
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
$304 / 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
$102,977
Tax year 2024
Assessed value
$8,277,422
Assessed 2024
Previous assessed
$8,277,422
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$2,440,778
Assessed improvement
$5,836,644
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
1961
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
24
Bathrooms
41
Total area
25,728 SF
Lot
0.69 ac (30,027 SF)
Zoning code
LAR3
APN
2261-021-012
UPID
US09-8506804
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR3 · Encino, CAZoning LAR3 · permitted uses
LAR3 · Encino, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$6.1M
MEDICAL BUILDING
Est. value
$11.7M
COMMERCIAL (GENERAL)
Est. value
$11.1M
OFFICE BUILDING
Est. value
$9.4M
APARTMENT HOUSE (5+ UNITS) Current
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
1961
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
24
Bathrooms
41
Lot
0.69 ac
Current owner
From public records · entity-resolved
Yo 11 LP
Entity
Mailing address
15445 VENTURA BLVD STE #3, SHERMAN OAKS, CA 91403-3027
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Aug 26, 2021
—
Yo 11 LP
—
Deed
related
$5,275,000 · Pacific Premier Bank
Dec 10, 2020
$7,800,000
Yo 11 LP
Robert Korda
Grant Deed
$5,400,000 · Fresno First Bank
Dec 10, 2020
—
Korda,r & R Liv Trust
Korda Robert P Trust
Quit Claim Deed
related
—
Dec 13, 2019
—
Erh Co LLC
Hung P Wu
Quit Claim Deed
related
—
Mar 1, 2018
—
Erh Co LLC
Erh Co
Quit Claim Deed
—
Mar 18, 1988
$575,000
Erh
Ehr
Trustees Deed
—
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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