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Property profile & analytics
OFF-MARKET
Estimated value
$2,600,000
Apartment buildings
7503 Hazeltine Ave Van Nuys, CA 91405-1477
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-7932678
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1963
Construction
WOOD
Total area
14,126 SF
Lot
0.48 ac (21,085 SF)
Zoning code
LAR3
APN
2215-016-014
UPID
US09-7932678
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
-
JMC SERVICES d.b.a. Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.62M
CAP Approach
CAP
$3.50M
Comparable Approach
Comparable
$2.17M
Blend (final)
Blend
$2.60M
Owner & transaction history
Hazeltine Avenue LLC
Hazeltine Avenue LLC
since 2026
Last sale
$2.6M
7 recorded transactions
Zoning & alternative use
LAR3 · Van Nuys, 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 Van Nuys submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Van Nuys 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
$2,520,000
ML approach
$2,615,000
CAP Approach
CAP Return
Estimation
6%
$3,790,000
6.5%
$3,495,000
7%
$3,245,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,055,000
Current use
Blend value · Realmo final
$2.60M
Range $2.34M – $2.86M · ±10% · vs last sale $2.63M (May 20 2025)
Last sale anchor
$2.63M
May 20 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
$184 / 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
$10,795
Tax year 2024
Assessed value
$675,352
Assessed 2024
Previous assessed
$675,352
+0.0% YoY
Effective rate
1.60%
On assessed value
Assessed land
$129,985
Assessed improvement
$545,367
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
1963
Construction
WOOD
Heating
NONE
Units
18
Bathrooms
18
Total area
14,126 SF
Lot
0.48 ac (21,085 SF)
Zoning code
LAR3
APN
2215-016-014
UPID
US09-7932678
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR3 · Van Nuys, CA
Zoning LAR3 · permitted uses
LAR3 · Van Nuys, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Van Nuys. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$3.1M
APARTMENT HOUSE (5+ UNITS) Current
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
1963
Construction
WOOD
Heating
NONE
Units
18
Bathrooms
18
Lot
0.48 ac
Current owner
From public records · entity-resolved
Hazeltine Avenue LLC
Entity
Mailing address
4462 MURIETTA AVE APT #5, SHERMAN OAKS, CA 91423-5721
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 16, 2026
—
Hazeltine Avenue LLC
Zeessman Investment Group LP
Quitclaim Deed
related
—
May 20, 2025
$2,630,000
Zeesman Investment Group LP
Ivar Property Hazeltine LLC
Grant Deed
$1,320,000 · Jpmorgan Chase Bank NA
Jun 15, 2022
—
Ivar Property Hazeltine LLC
Marla Rae Kassan
Grant Deed
—
Jan 8, 2019
—
Ivar Sy
—
Deed
related
$1,200,000 · Jpmorgan Chase Bank NA
Jun 8, 2012
—
Ivar Sy
Ivar Sy
Intrafamily Transfer
related
$1,100,000 · Jpmorgan Chase Bank NA
Jan 27, 1994
—
Ivar,sy&enid Trustees
Ivar,s&e
Quit Claim Deed
related
—
Oct 29, 1993
—
Sy Ivar
Ivar,s&e Trustee
Quit Claim Deed
related
—
Apr 17, 1992
—
Ivar Sy
—
Deed Of Trust
related
—
Apr 1, 1992
—
Sy Ivar
Ivar,sy
Quit Claim Deed
related
$425,000 · Home Savings Of America
—
—
Ivar Trust
—
Deed Of Trust
related
$500,000 · Washington Mutual Fsb
—
—
Ivar Trust
—
Deed Of Trust
related
$13,005 · Los Angeles Dept Of Housing
—
—
Sy Ivar
—
Deed Of Trust
related
$414,000 · Home Savings Of America
—
—
Ivar Trust
—
Deed Of Trust
related
$105,000 · Individual
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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