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Property profile & analytics
OFF-MARKET
Estimated value
$1,880,000
Manufacturing properties
135 Eucalyptus Dr El Segundo, CA 90245-3839
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-7180013
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1956
Construction
TILT-UP CONCRETE
Total area
3,759 SF
Lot
0.13 ac (5,605 SF)
Zoning code
ESM-1*
APN
4135-008-020
UPID
US09-7180013
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
-
Don Miller Photography (Bike/Boat/Book/etc) Store Photography Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.84M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.60M
Blend (final)
Blend
$1.88M
Owner & transaction history
Donald P Miller · 2 yrs held
Donald P Miller
since 2023
Last sale
$2.0M
6 recorded transactions
Zoning & alternative use
ESM-1* · El Segundo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.9M
+79.4%
Neighborhood: shopping center
$2.3M
+42.3%
Auto repair, garage
$1.7M
+8.2%
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
$1,785,000
ML approach
$1,835,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,610,000
Current use
OFFICE BUILDING
$2,885,000
Change: +79% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,290,000
Change: +42% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,740,000
Change: +8% · Conversion: Easy
MEDICAL BUILDING
$1,710,000
Change: +6% · Conversion: Difficult
RETAIL STORES
$1,440,000
Change: -10% · Conversion: Moderate
Blend value · Realmo final
$1.88M
Range $1.69M – $2.07M · ±10% · vs last sale $1.95M (Nov 13 2023)
Last sale anchor
$1.95M
Nov 13 2023
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
$500 / 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
$25,667
Tax year 2024
Assessed value
$2,263,136
Assessed 2024
Previous assessed
$2,263,136
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$1,740,876
Assessed improvement
$522,260
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1956
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
3,759 SF
Lot
0.13 ac (5,605 SF)
Zoning code
ESM-1*
APN
4135-008-020
UPID
US09-7180013
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
ESM-1* · El Segundo, CA
Zoning ESM-1* · permitted uses
ESM-1* · 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
INDUSTRIAL (GENERAL) Current
Est. value
$1.6M
OFFICE BUILDING
Est. value
$2.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$1.7M
RETAIL STORES
Est. value
$1.4M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
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
1956
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.13 ac
Current owner
From public records · entity-resolved
Donald P Miller
Individual
Mailing address
135 EUCALYPTUS DR, EL SEGUNDO, CA 90245-3839
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 13, 2023
—
Donald P Miller
Donald P Miller
Intrafamily Transfer
related
—
Jul 21, 2015
$1,950,000
Donald P Miller
Werck Group LLC
Grant Deed
—
Oct 31, 2008
—
The Werck Group LLC
Crs LLC
Grant Deed
$937,000 · Wachovia Commerical Mortgage INC
Sep 11, 2008
—
Crs LLC
Ruane,william
Quit Claim Deed
related
$100,000 · Joe Bianculli
Jan 4, 2008
$621,000
William Ruane
Schiller,norman E
Grant Deed
—
—
—
William Ruane
—
Deed Of Trust
related
$400,000 · Bank Of Manhattan
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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