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Property profile & analytics
OFF-MARKET
Estimated value
$10,655,000
Apartment buildings
100 Vanderlip Dr Rancho Palos Verdes, CA 90275-5920
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9729704
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1926
Construction
WOOD
Total area
10,738 SF
Lot
6.93 ac (301,763 SF)
Zoning code
RPRS1&E*
APN
7572-002-021
UPID
US09-9729704
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
$9.88M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.66M
Owner & transaction history
Peacock Flats LLC · 6 yrs held
Peacock Flats LLC
since 2020
Last sale
$10.5M
4 recorded transactions
Zoning & alternative use
RPRS1&E* · Rancho Palos Verdes, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
code of ordinances
Top alternative use upside
Restaurant
$7.0M
+146.9%
Neighborhood: shopping center
$6.5M
+130.7%
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 Rancho Palos Verdes submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rancho Palos Verdes 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
$10,655,000
ML approach
$9,880,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$6,990,000
Change: +147% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$6,535,000
Change: +131% · Conversion: Difficult
Blend value · Realmo final
$10.66M
Range $9.59M – $11.72M · ±10% · vs last sale $10.50M (Jul 29 2020)
Last sale anchor
$10.50M
Jul 29 2020
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
$992 / 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
$118,940
Tax year 2024
Assessed value
$10,081,476
Assessed 2024
Previous assessed
$10,081,476
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$9,550,872
Assessed improvement
$530,604
Applied tax rate
7.0000
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
1926
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Buildings
5
Stories
2
Units
5
Rooms
19
Bathrooms
12
Total area
10,738 SF
Lot
6.93 ac (301,763 SF)
Zoning code
RPRS1&E*
APN
7572-002-021
UPID
US09-9729704
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
RPRS1&E* · Rancho Palos Verdes, CAZoning RPRS1&E* · permitted uses
RPRS1&E* · Rancho Palos Verdes, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
code of ordinances
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$7.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.5M
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
1926
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Buildings
5
Units
5
Rooms
19
Bathrooms
12
Lot
6.93 ac
Current owner
From public records · entity-resolved
Peacock Flats LLC
Entity
Mailing address
46 PENINSULA CTR E STE E, ROLLING HILLS ESTATES, CA 90274-3562
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Mar 17, 2023
—
Peacock Flats LLC
—
Deed
related
$6,400,000 · Jpmorgan Chase Bank NA
Aug 13, 2020
—
Peacock Flats LLC
—
Deed
related
$10,500,000 · Bennett & Second LLC
Jul 29, 2020
$10,500,000
Peacock Flats LLC
Vanderlip Investment Co
Grant Deed
—
—
—
Peacock Flats LLC
—
Deed Of Trust
related
$10,500,000 · Bennett & Second LLC
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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