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Property profile & analytics
OFF-MARKET
Estimated value
$1,780,000
Office buildings
1444 Aviation Blvd, Redondo Beach, CA 90278-4001
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US09-7883620
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1989
Construction
WOOD
Total area
6,409 SF
Lot
0.23 ac (9,962 SF)
Zoning code
RBC-2
APN
4162-005-040
UPID
US09-7883620
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
-
Ahn Dental Specialists Dental Office
-
Restorative Pelvic Physical Therapy, INC Physician
-
Bookhammer Insurance Insurance Agency
-
goldenhourskincarela Medical Clinic Skin Care Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.30M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.78M
Owner & transaction history
Pie Fam LLC · 8 yrs held
Pie Fam LLC
since 2017
3 recorded transactions
Zoning & alternative use
RBC-2 · Redondo Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.0M
+3.1%
Medical building
$2.9M
+1.4%
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 Redondo Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Redondo 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,490,000
6.5%
$2,300,000
7%
$2,135,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,875,000
Current use
AUTO REPAIR, GARAGE
$2,965,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$2,915,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$1.78M
Range $1.60M – $1.96M · ±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
$278 / 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
$36,013
Tax year 2024
Assessed value
$3,067,673
Assessed 2024
Previous assessed
$3,067,673
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$1,997,893
Assessed improvement
$1,069,780
Applied tax rate
8.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1989
Construction
WOOD
Heating
NONE
Stories
1
Total area
6,409 SF
Lot
0.23 ac (9,962 SF)
Zoning code
RBC-2
APN
4162-005-040
UPID
US09-7883620
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
RBC-2 · Redondo Beach, CA
Zoning RBC-2 · permitted uses
RBC-2 · Redondo Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Redondo Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$3.0M
MEDICAL BUILDING
Est. value
$2.9M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1989
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.23 ac
Current owner
From public records · entity-resolved
Pie Fam LLC
Entity
Mailing address
1444 AVIATION BLVD STE #201, REDONDO BEACH, CA 90278-4001
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 30, 2019
—
Pie Fam LLC
—
Deed
related
$2,835,000 · First Citizens Bank & Trust Co
Aug 10, 2017
$2,750,000
Pie Fam LLC
Ochi Family Trust
Grant Deed
$2,710,000 · Live Oak Bkg
Aug 14, 1992
$820,000
Ochi Trust
Mcneill,wayne S
Grant Deed
$738,000 · Marathon National 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.
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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