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Property profile & analytics
FOR SALE
Investment properties
1060 Aviation Blvd Hermosa Beach, CA 90254
Entity Owned
~
Est. High Equity
Property ID
US09-6692097
For Sale
1 / 22
$3,000,000
1060 Aviation Blvd, Hermosa Beach, CA 90254
View Listing →
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1947
Construction
WOOD
Total area
4,030 SF
Lot
0.12 ac (5,055 SF)
Zoning code
HBC3*
APN
4186-001-010
UPID
US09-6692097
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
-
ACPM Medical Clinic
-
American Board of Podiatric Medicine Certification Agency
-
ACFAOM Medical Clinic
-
Amer Board Podiatric Orthpdcs Medical Clinic
-
American Board of Podiatric Medicine International Certification Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.49M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.45M
Owner & transaction history
Jvl Investment Holdings LLC
Jvl Investment Holdings LLC
since 2025
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
HBC3* · Hermosa Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.5M
+97.0%
Auto repair, garage
$1.9M
+49.7%
Medical building
$1.8M
+47.1%
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 Hermosa Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hermosa Beach 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
$2,515,000
ML approach
$2,490,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$2,455,000
Change: +97% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,865,000
Change: +50% · Conversion: Difficult
MEDICAL BUILDING
$1,830,000
Change: +47% · Conversion: Easy
RETAIL STORES
$1,545,000
Change: +24% · Conversion: Easy
Blend value · Realmo final
$2.45M
Range $2.21M – $2.70M · ±10% · vs last sale $2.40M (Jul 10 2025)
Last sale anchor
$2.40M
Jul 10 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
$608 / 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
$21,218
Tax year 2024
Assessed value
$1,920,919
Assessed 2024
Previous assessed
$1,920,919
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$1,126,672
Assessed improvement
$794,247
Applied tax rate
4.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
For Sale
Year built
1947
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
4,030 SF
Lot
0.12 ac (5,055 SF)
Zoning code
HBC3*
APN
4186-001-010
UPID
US09-6692097
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
HBC3* · Hermosa Beach, CA
Zoning HBC3* · permitted uses
HBC3* · Hermosa Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hermosa Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.5M
AUTO REPAIR, GARAGE
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$1.8M
RETAIL STORES
Est. value
$1.5M
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
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
1947
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.12 ac
Current owner
From public records · entity-resolved
Jvl Investment Holdings LLC
Entity
Mailing address
1060 AVIATION BLVD, HERMOSA BEACH, CA 90254-4024
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 11, 2026
—
Jvl Investment Holdings LLC
—
Deed
related
$984,000 · Southland Economic Development Corporati
Oct 10, 2025
$2,400,000
Jvl Investment Holdings LLC
Abpoppm LLC
Grant Deed
$1,200,000 · Jpmorgan Chase Bank NA
Oct 10, 2025
—
Jvl Investment Holdings LLC
—
Deed
related
$1,200,000 · Jpmorgan Chase Bank NA
Sep 22, 2021
—
Abpoppm LLC
Abpoppm LLC
Intrafamily Transfer
related
$1,600,000 · First Republic Bank
Mar 8, 2021
—
Abpoppm LLC
—
Deed
related
$600,000 · First Republic Bank
Jul 28, 2017
$2,483,500
Abpoppm LLC
1060 Aviation LLC
Grant Deed
$1,000,000 · 1060 Aviation LLC
Sep 19, 2000
—
1060 Aviation LLC
Kleven,d R
Grant Deed
related
—
Jul 27, 2000
—
Douglas R Kleven
Kleven,a K
Quit Claim Deed
related
—
Sep 15, 1994
$93,500
Kleven Douglas
—
Grant Deed
related
—
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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