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Property profile & analytics
OFF-MARKET
Estimated value
$640,000
Investment properties
123 Richmond St, El Segundo, CA 90245-3716
Individually Owned
Free & Clear
Property ID
US09-7542752
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2004
Construction
WOOD
Total area
2,490 SF
Lot
0.32 ac (14,009 SF)
Zoning code
ESC2YY
APN
4136-027-034
UPID
US09-7542752
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
-
StrongProject Furniture & Home Goods
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$775k
Comparable Approach
Comparable
$395k
Blend (final)
Blend
$640k
Owner & transaction history
Jeffrey S Pochepan
Jeffrey S Pochepan
since 2025
5 recorded transactions
Zoning & alternative use
ESC2YY · El Segundo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$955,000
+24.0%
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 El Segundo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs El Segundo 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%
$840,000
6.5%
$775,000
7%
$720,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$770,000
Current use
RETAIL STORES
$955,000
Change: +24% · Conversion: Easy
WAREHOUSE, STORAGE
$730,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$640k
Range $576k – $704k · ±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
$257 / 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
$15,002
Tax year 2024
Assessed value
$1,326,378
Assessed 2024
Previous assessed
$1,326,378
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$656,490
Assessed improvement
$669,888
Applied tax rate
3.0000
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
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2004
Construction
WOOD
Heating
NONE
Units
1
Bathrooms
2
Total area
2,490 SF
Lot
0.32 ac (14,009 SF)
Zoning code
ESC2YY
APN
4136-027-034
UPID
US09-7542752
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
ESC2YY · El Segundo, CA
Zoning ESC2YY · permitted uses
ESC2YY · El Segundo, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
El Segundo. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$770,000
RETAIL STORES
Est. value
$955,000
WAREHOUSE, STORAGE
Est. value
$730,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
WAREHOUSE, STORAGE
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
2004
Construction
WOOD
Heating
NONE
Units
1
Bathrooms
2
Lot
0.32 ac
Current owner
From public records · entity-resolved
Jeffrey S Pochepan
Individual
Free & Clear · 0 yrs held
Mailing address
123 RICHMOND ST, EL SEGUNDO, CA 90245-3716
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 12, 2025
—
Jeffrey S Pochepan
Cynthia Young Lim Pochepan
Deed
related
—
Nov 12, 2025
$1,591,500
Montalcino Trust
Jeffrey S Pochepan
Grant Deed
—
Jun 20, 2006
—
Strongproject INC
Us Small Business Admn
Grant Deed
related
—
Apr 24, 2006
$990,000
Jeffrey S Pochepan
Westwood Hotel LLC
Grant Deed
$495,000 · Beach Business Bank
—
—
Jeffrey S Pochepan
—
Deed Of Trust
related
$409,000 · Advantage Certified Dev Corp
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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