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Property profile & analytics
OFF-MARKET
Estimated value
$3,520,000
Apartment buildings
8641 Willis Ave Panorama City, CA 91402-2858
Entity Owned
9-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6180812
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1963
Construction
WOOD
Total area
27,882 SF
Lot
0.72 ac (31,504 SF)
Zoning code
LAR3
APN
2653-015-026
UPID
US09-6180812
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
$3.52M
Owner & transaction history
Weiss Investment Properties LP · 9 yrs held
Weiss Investment Properties LP
since 2016
7 recorded transactions
Zoning & alternative use
LAR3 · Panorama City, 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 Panorama City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Panorama City 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$5,020,000
Current use
Blend value · Realmo final
$3.52M
Range $3.17M – $3.87M · ±10%
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
$126 / 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
$60,043
Tax year 2024
Assessed value
$4,663,642
Assessed 2024
Previous assessed
$4,663,642
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$2,798,423
Assessed improvement
$1,865,219
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
1963
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
40
Bathrooms
41
Total area
27,882 SF
Lot
0.72 ac (31,504 SF)
Zoning code
LAR3
APN
2653-015-026
UPID
US09-6180812
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR3 · Panorama City, CA
Zoning LAR3 · permitted uses
LAR3 · Panorama City, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Panorama City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$5.0M
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
Cooling
Yes
Units
40
Bathrooms
41
Lot
0.72 ac
Current owner
From public records · entity-resolved
Weiss Investment Properties LP
Entity
Free & Clear · 9 yrs held
Mailing address
15551 CABRITO RD, VAN NUYS, CA 91406-1410
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
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
Sep 1, 2016
—
Weiss Investment Properties LP
Weiss Family Trust
Quit Claim Deed
related
—
Dec 2, 2009
—
Weiss Family Properties LLC
Weiss Family Properties LLC
Quit Claim Deed
related
—
May 27, 2009
—
Weiss Properties LLC
Lam,donna F
Quit Claim Deed
related
—
May 27, 2009
$625,500
Donna F Lam
Weiss Family Trust
Grant Deed
—
Nov 18, 1994
—
Weiss,henry & Anita Co-trustees
Weiss,a
Quit Claim Deed
related
—
Nov 10, 1994
—
Anita Weiss
Weiss,h
Quit Claim Deed
related
—
Nov 10, 1994
$73,500
Weiss,anita
Wiesberg Trust
Trustees Deed
related
$821,728 · Seller
Nov 24, 1993
—
Weisberg,steven E&margo H Trus
Wiesberg,s E&m H
Trustees Deed
related
—
Jan 18, 1989
$1,735,000
Rpm Inv
8641 Willis Aven
Trustees Deed
$1,310,000 · Columbia Savings & Loan
—
—
Weiss Trust
—
Deed Of Trust
related
$1,125,000 · Abn Amro Mortgage Group INC
—
—
Wiesberg Trust
—
Deed Of Trust
related
$750,000 · Highland Federal Bank
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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