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PRIME STUDIO CITY – RENOVATED 25 UNITS 5.42% 13000 Valleyheart Dr 25 Unit Apartment Building $7,999,999 ($320,000/Unit) 5.42% Cap Rate Studio City, CA 91604
Investment Highlights
- Major Systems Already Done New roof (2025), pool re-plaster (2025), new electrical panels (2026), copper plumbing. Mostly all Remodeled units
- 47.7% Upside Potential via ADU Development + Market Rents Rear parking area supports 6-8 potential 2BR/2BA ADUs
- Half Block to Ventura Blvd | Steps to Erewhon, Equinox, Sugarfish. Surrounded by Riverwalk at Studio City (814 units), Harvard Westlake New Campus
Executive Summary
Jake Plewa of RE/MAX Commercial & Investment Realty is proud to present 13000 Valleyheart Drive, a 25-unit multifamily community half a block from Ventura Boulevard in the heart of Studio City—one of Los Angeles' most desirable and supply-constrained submarkets.
Built in 1956 and renovated in 2025, the property spans 15,086 SF on an oversized 20,604 SF LAR3 lot. The unit mix is well balanced: 13 one-bedrooms, 9 two-bedrooms, and 3 studios. The majority of units have been remodeled with new cabinetry, quartz countertops, stainless appliances, and upgraded flooring. Residents enjoy a swimming pool, on-site laundry, secure access, and on-site parking on a quiet, tree-lined street with direct access to the North Valleyheart Riverwalk.
Half a block from Erewhon, Equinox, Sugarfish, Shake Shack, and Ventura Boulevard's premier dining corridor. Walk Score 88 (Very Walkable). Minutes to Radford Studio Center, Universal, Warner Bros., Disney, and NBCUniversal.
CAPITAL IMPROVEMENTS (DE-RISKED SYSTEMS)
Roof replaced (2025)
Pool re-plastered (2025)
New electrical panels and breakers (2026); upgraded electrical in all units (2022)
Mostly copper plumbing throughout
The heavy lifting is done—a new owner inherits modernized systems, not deferred maintenance.
Three New Nearby Developments
Riverwalk at Studio City: 814 units + 76,000 SF commercial, adjacent to the LA River
Harvard-Westlake Riverpark Campus: 17-acre campus with 6 acres of public open space, opening fall 2026
Radford Studio Center Expansion: ~1M SF of new production space on the 55-acre historic lot
Built in 1956 and renovated in 2025, the property spans 15,086 SF on an oversized 20,604 SF LAR3 lot. The unit mix is well balanced: 13 one-bedrooms, 9 two-bedrooms, and 3 studios. The majority of units have been remodeled with new cabinetry, quartz countertops, stainless appliances, and upgraded flooring. Residents enjoy a swimming pool, on-site laundry, secure access, and on-site parking on a quiet, tree-lined street with direct access to the North Valleyheart Riverwalk.
Half a block from Erewhon, Equinox, Sugarfish, Shake Shack, and Ventura Boulevard's premier dining corridor. Walk Score 88 (Very Walkable). Minutes to Radford Studio Center, Universal, Warner Bros., Disney, and NBCUniversal.
CAPITAL IMPROVEMENTS (DE-RISKED SYSTEMS)
Roof replaced (2025)
Pool re-plastered (2025)
New electrical panels and breakers (2026); upgraded electrical in all units (2022)
Mostly copper plumbing throughout
The heavy lifting is done—a new owner inherits modernized systems, not deferred maintenance.
Three New Nearby Developments
Riverwalk at Studio City: 814 units + 76,000 SF commercial, adjacent to the LA River
Harvard-Westlake Riverpark Campus: 17-acre campus with 6 acres of public open space, opening fall 2026
Radford Studio Center Expansion: ~1M SF of new production space on the 55-acre historic lot
Financial Summary (Actual - 2025) |
Annual | Annual Per SF |
|---|---|---|
| Gross Rental Income |
$657,983
|
$43.62
|
| Other Income |
$6,000
|
$0.40
|
| Vacancy Loss |
$19,739
|
$1.31
|
| Effective Gross Income |
$644,244
|
$42.70
|
| Taxes |
$100,000
|
$6.63
|
| Operating Expenses |
$110,441
|
$7.32
|
| Total Expenses |
$210,441
|
$13.95
|
| Net Operating Income |
$433,803
|
$28.76
|
Financial Summary (Actual - 2025)
| Gross Rental Income | |
|---|---|
| Annual | $657,983 |
| Annual Per SF | $43.62 |
| Other Income | |
|---|---|
| Annual | $6,000 |
| Annual Per SF | $0.40 |
| Vacancy Loss | |
|---|---|
| Annual | $19,739 |
| Annual Per SF | $1.31 |
| Effective Gross Income | |
|---|---|
| Annual | $644,244 |
| Annual Per SF | $42.70 |
| Taxes | |
|---|---|
| Annual | $100,000 |
| Annual Per SF | $6.63 |
| Operating Expenses | |
|---|---|
| Annual | $110,441 |
| Annual Per SF | $7.32 |
| Total Expenses | |
|---|---|
| Annual | $210,441 |
| Annual Per SF | $13.95 |
| Net Operating Income | |
|---|---|
| Annual | $433,803 |
| Annual Per SF | $28.76 |
Property Facts
| Price | $7,999,999 | Apartment Style | Low-Rise |
| Price Per Unit | $320,000 | Building Class | C |
| Sale Type | Investment | Lot Size | 0.47 AC |
| Cap Rate | 5.42% | Building Size | 15,086 SF |
| Gross Rent Multiplier | 12.1 | Average Occupancy | 84% |
| No. Units | 25 | No. Stories | 2 |
| Property Type | Multifamily | Year Built/Renovated | 1956/2015 |
| Property Subtype | Apartment | ||
| Zoning | R3 | ||
| Price | $7,999,999 |
| Price Per Unit | $320,000 |
| Sale Type | Investment |
| Cap Rate | 5.42% |
| Gross Rent Multiplier | 12.1 |
| No. Units | 25 |
| Property Type | Multifamily |
| Property Subtype | Apartment |
| Apartment Style | Low-Rise |
| Building Class | C |
| Lot Size | 0.47 AC |
| Building Size | 15,086 SF |
| Average Occupancy | 84% |
| No. Stories | 2 |
| Year Built/Renovated | 1956/2015 |
| Zoning | R3 |
Amenities
Unit Amenities
- Air Conditioning
- Kitchen
- Oven
- Range
- Patio
Site Amenities
- Laundry Facilities
- Security System
Unit Mix Information
| Description | No. Units | Avg. Rent/Mo | SF |
|---|---|---|---|
| Studios | 3 | - | - |
| 1+1 | 13 | - | - |
| 2+1 | 9 | - | - |
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Moderately walkable
70/100
Exceptionally drivable
90/100
Limited public transit
30/100
Fairly bikeable
50/100
Property Taxes
| Parcel Number | 2375-022-047 | Total Assessment | $2,314,472 |
| Land Assessment | $1,074,886 | Annual Taxes | $100,000 ($6.63/SF) |
| Improvements Assessment | $1,239,586 | Tax Year | 2025 |
Property Taxes
Parcel Number
2375-022-047
Land Assessment
$1,074,886
Improvements Assessment
$1,239,586
Total Assessment
$2,314,472
Annual Taxes
$100,000 ($6.63/SF)
Tax Year
2025
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PRIME STUDIO CITY – RENOVATED 25 UNITS 5.42% | 13000 Valleyheart Dr