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Property profile & analytics
OFF-MARKET
Estimated value
$2,230,000
Retail space
1314 Pacific Coast Hwy Hermosa Beach, CA 90254-3942
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6740634
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1923
Construction
TILT-UP CONCRETE
Total area
2,880 SF
Lot
0.07 ac (3,056 SF)
Zoning code
HBC3YY
APN
4185-011-001
UPID
US09-6740634
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
-
Vans Clothing & Fashion Store (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.05M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.23M
Owner & transaction history
Etehad LLC · 4 yrs held
Etehad LLC
since 2022
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
HBC3YY · Hermosa Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.8M
+58.8%
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
$2,170,000
ML approach
$2,045,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,755,000
Change: +59% · Conversion: Moderate
Blend value · Realmo final
$2.23M
Range $2.01M – $2.45M · ±10% · vs last sale $2.36M (Jan 11 2022)
Last sale anchor
$2.36M
Jan 11 2022
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
$774 / 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
$16,403
Tax year 2024
Assessed value
$1,498,176
Assessed 2024
Previous assessed
$1,498,176
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$842,724
Assessed improvement
$655,452
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1923
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
2,880 SF
Lot
0.07 ac (3,056 SF)
Zoning code
HBC3YY
APN
4185-011-001
UPID
US09-6740634
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
HBC3YY · Hermosa Beach, CA
Zoning HBC3YY · permitted uses
HBC3YY · 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
$1.8M
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
1923
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.07 ac
Current owner
From public records · entity-resolved
Etehad LLC
Entity
Mailing address
1559 S SEPULVEDA BLVD, LOS ANGELES, CA 90025-3311
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 17, 2025
—
Etehad LLC
—
Deed
related
$3,000,000 · Bank Of America NA
Jan 11, 2022
$2,355,500
Etehad LLC
Ron Hakakian
Grant Deed
—
Jan 11, 2022
—
Ron Hakakian
Anat Hakakian
Intrafamily Transfer
related
—
Sep 13, 2021
—
Ron Hakakian
1310 Pch LLC
Grant Deed
—
Mar 28, 2019
—
1310 Pch LLC
—
Deed
related
$2,200,000 · Midfirst Bk
Oct 13, 2017
—
1310 Pch LLC
—
Deed
related
$2,250,000 · Midfirst Bank
Aug 17, 2007
—
1310 Pch LLC
Ron Hakakian
Grant Deed
$2,450,000 · Countrywide Com Real Estate Fin INC
Aug 4, 2005
—
Ron Hakakian
1031 Reverse Exchange Co INC
Grant Deed
—
May 4, 2005
—
1031 Reverse Exchange Co INC
Ned & Zhila Trust
Grant Deed
related
—
Jan 10, 1995
—
Nik,ned E & Zhila Trustees
Nik,n E & Z
Quit Claim Deed
related
—
Jul 14, 1994
$745,000
Ned E Nik
Comerica Bank
Grant Deed
$595,000 · Comerica Bank
Mar 9, 1993
$1,181,173
Bank Of Industry
Kunkaew,surapol
Trustees Deed
related
—
Mar 2, 1993
$1,181,173
Bank Industry
Kunkaew,surapol
Trustees Deed
related
—
May 12, 1992
—
Jiriphan Kunkaew
—
Deed Of Trust
related
—
—
—
Kunkaew Surapol
—
Deed Of Trust
related
$900,000 · Bank Of Industry
—
—
Kunkaew Surapol
—
Deed Of Trust
related
$200,000 · Bank Of Los Angeles
—
—
1310 Pch LLC
—
Deed Of Trust
related
$2,200,000 · Midfirst Bk
—
—
Nik Trust
—
Deed Of Trust
related
$800,000 · Wells Fargo 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.
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