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Property profile & analytics
OFF-MARKET
Estimated value
$3,750,000
Apartment buildings
4945 Whitsett Ave Valley Village, CA 91607-3540
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8180481
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1953
Construction
WOOD
Total area
12,948 SF
Lot
0.64 ac (27,800 SF)
Zoning code
LAR1
APN
2357-026-001
UPID
US09-8180481
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
$3.75M
CAP Approach
CAP
$3.21M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.75M
Owner & transaction history
Nvy Properties LLC · 1 yrs held
Nvy Properties LLC
since 2024
Last sale
$3.8M
4 recorded transactions
Zoning & alternative use
LAR1 · Valley Village, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$6.1M
+83.9%
Auto repair, garage
$5.9M
+79.5%
Medical building
$5.9M
+78.2%
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 Valley Village submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Valley Village 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
$3,750,000
ML approach
$3,750,000
CAP Approach
CAP Return
Estimation
6%
$3,470,000
6.5%
$3,205,000
7%
$2,975,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,305,000
Current use
COMMERCIAL (GENERAL)
$6,075,000
Change: +84% · Conversion: Moderate
AUTO REPAIR, GARAGE
$5,930,000
Change: +80% · Conversion: Difficult
MEDICAL BUILDING
$5,885,000
Change: +78% · Conversion: Moderate
Blend value · Realmo final
$3.75M
Range $3.38M – $4.13M · ±10% · vs last sale $3.75M (Oct 11 2024)
Last sale anchor
$3.75M
Oct 11 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
$290 / 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
$15,128
Tax year 2024
Assessed value
$1,046,040
Assessed 2024
Previous assessed
$1,046,040
+0.0% YoY
Effective rate
1.45%
On assessed value
Assessed land
$488,168
Assessed improvement
$557,872
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
1953
Construction
WOOD
Heating
NONE
Cooling
YES
Units
16
Bathrooms
16
Total area
12,948 SF
Lot
0.64 ac (27,800 SF)
Zoning code
LAR1
APN
2357-026-001
UPID
US09-8180481
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR1 · Valley Village, CA
Zoning LAR1 · permitted uses
LAR1 · Valley Village, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Valley Village. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$3.3M
COMMERCIAL (GENERAL)
Est. value
$6.1M
AUTO REPAIR, GARAGE
Est. value
$5.9M
MEDICAL BUILDING
Est. value
$5.9M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL 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
1953
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
16
Bathrooms
16
Lot
0.64 ac
Current owner
From public records · entity-resolved
Nvy Properties LLC
Entity
Mailing address
8626 S KEOKUK AVE STE #200, WINNETKA, CA 91306-1127
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 11, 2024
$3,750,000
Nvy Properties LLC
John M Gerro
Grant Deed
$2,820,000 · Jpmorgan Chase Bank NA
Jun 25, 2024
—
John M Gerro
Sebastiano Sterpa
Deed
—
Jun 5, 2023
—
James Cashion
Carole S Sterpa
Affidavit Death Of Trustee/successor Trustee
—
Nov 12, 2008
—
Sterpa Sebastiano & C Trust
Sterpa Sebastiano
Quit Claim Deed
related
—
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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