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Property profile & analytics
OFF-MARKET
Estimated value
$2,855,000
Apartment buildings
5131 Buffalo Ave, Sherman Oaks, CA 91423-1450
Trust Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6258048
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1960
Construction
WOOD
Total area
21,790 SF
Lot
0.55 ac (24,121 SF)
Zoning code
LAR3
APN
2359-024-028
UPID
US09-6258048
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.86M
Owner & transaction history
Hekmatjah,vida K 2017 Trust · 8 yrs held
Hekmatjah,vida K 2017 Trust
since 2018
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$131 / 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
$25,453
Tax year 2024
Assessed value
$1,823,495
Assessed 2024
Previous assessed
$1,823,495
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$1,093,779
Assessed improvement
$729,716
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
1960
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
25
Bathrooms
29
Total area
21,790 SF
Lot
0.55 ac (24,121 SF)
Zoning code
LAR3
APN
2359-024-028
UPID
US09-6258048
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
1960
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
25
Bathrooms
29
Lot
0.55 ac
Current owner
From public records · entity-resolved
Hekmatjah,vida K 2017 Trust
Trust
Mailing address
1108 S WETHERLY DR, LOS ANGELES, CA 90035-1314
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 25, 2021
—
Daniel Braum
—
Deed
related
$2,975,000 · Mufg Union Bank NA
Apr 18, 2018
—
Hekmatjah,vida K 2017 Trust
Hekmatjah Vida K
Quit Claim Deed
related
—
Mar 28, 2017
—
Vida K Hekmatjah
Braum Family Living Trust
Quit Claim Deed
—
Mar 1, 2006
—
Michael Braum
Michael Braum
Intrafamily Transfer
related
$2,400,000 · Washington Mutual Bank
Sep 25, 1996
$1,010,565
Home Savings Of America
Sandorf Trust
Trustees Deed
related
—
Nov 10, 1992
$144,500
Shaw Trust
Nozaki,richard R
Grant Deed
—
Aug 4, 1992
$408,500
Richard R Nozaki
Silverman Trust
Grant Deed
—
Jan 31, 1992
$309,000
Silverman Trust
Sandorf,alexande
Grant Deed
related
—
—
—
Sandorf Trust
—
Deed Of Trust
related
$995,000 · Home Savings Of America
—
—
Hekmatjah Trust
—
Deed Of Trust
related
$1,481,250 · Washington Mutual Fsb
—
—
Hekmatjah Trust
—
Deed Of Trust
related
$913,600 · Home Savings Of America
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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