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Property profile & analytics
OFF-MARKET
Estimated value
$3,095,000
Grocery and convenience stores
15120 Sunset Blvd, Pacific Palisades, CA 90272-3720
Entity Owned
15-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8850731
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1956
Construction
TILT-UP CONCRETE
Total area
20,491 SF
Lot
0.58 ac (25,271 SF)
Zoning code
LAC2
APN
4411-001-020
UPID
US09-8850731
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
-
Fresh Fare Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.91M
Blend (final)
Blend
$3.10M
Owner & transaction history
Leland M Ford & Associates LP · 15 yrs held
Leland M Ford & Associates LP
since 2010
7 recorded transactions
Zoning & alternative use
LAC2 · Pacific Palisades, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Pacific Palisades submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pacific Palisades 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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.10M
Range $2.79M – $3.40M · ±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
$151 / 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
$32,582
Tax year 2024
Assessed value
$2,244,615
Assessed 2024
Previous assessed
$2,244,615
+0.0% YoY
Effective rate
1.45%
On assessed value
Assessed land
$1,386,023
Assessed improvement
$858,592
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1956
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Stories
1
Units
1
Total area
20,491 SF
Lot
0.58 ac (25,271 SF)
Zoning code
LAC2
APN
4411-001-020
UPID
US09-8850731
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Pacific Palisades, CA
Zoning LAC2 · permitted uses
LAC2 · Pacific Palisades, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pacific Palisades. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1956
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
0.58 ac
Current owner
From public records · entity-resolved
Leland M Ford & Associates LP
Entity
Free & Clear · 15 yrs held
Mailing address
1117 ILIFF ST, PACIFIC PALISADES, CA 90272-3830
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2010
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
Jul 25, 2018
—
Leland M Ford & Associates LP
—
Deed
related
$1,000,000 · Commercial Bk/ca
Dec 23, 2010
—
Leland M Ford & Associates LP
Leland M Ford & Associates
Quit Claim Deed
related
—
May 12, 2009
—
Leland M Ford & Associates
Mckenzie B F Family Trust
Quit Claim Deed
related
—
Jul 16, 1993
—
Mckenzie,beryl F Tr Et Al
—
Deed Of Trust
related
—
Jun 23, 1992
—
Mckenzie Beryl F Tr Et Al
—
Deed Of Trust
related
—
May 21, 1992
—
Mckenzie Beryl F Tr Et Al
—
Deed Of Trust
related
—
Jul 12, 1989
—
Leland S Ford
Ford Leland M JR
Quit Claim Deed
related
—
—
—
Leland M Ford & Associates LP
—
Deed Of Trust
related
$1,000,000 · Commercial Bk/ca
—
—
Leland M Ford & Associates LP
—
Deed Of Trust
related
$1,000,000 · Commercial Bk/ca
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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