OFF-MARKET
Investment properties
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Individually Owned Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1978
Construction
WOOD
Total area
12,590 SF
Lot
1.09 ac (47,409 SF)
Zoning code
LAC1
APN
4431-010-010
UPID
US10-0511285
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.46M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.37M
Blend (final)
Blend
$7.96M
Owner & transaction history
since 2023
Last sale
$7.8M
4 recorded transactions
Zoning & alternative use
LAC1 · Pacific Palisades, CA
Top alternative use upside
Restaurant
$8.2M
+110.8%
Neighborhood: shopping center
$7.7M
+97.0%
Auto repair, garage
$5.8M
+49.7%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 7 comparables with addresses
6 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$7.96M
Value range
$7.16M – $8.75M
±10% around blend
Estimated value / SF
$632 / SF
Confidence
High
7 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
70
$7.16M
blend $7.96M
$8.75M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
12,590 SF
Lot area
1.09 ac
Year built
1978
Stories
1
APN
4431-010-010
Assessed value
$7,750,000
Annual tax
$95,821
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$4.07M
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
12.7 mi away · 9,468 SF
13.0 mi away · 15,410 SF
14.8 mi away · 13,331 SF
15.7 mi away · 12,968 SF
23.4 mi away · 10,113 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$7.96M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 2504 sales
$309
+104%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $632/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+111%
vs current-use indication
Neighborhood: Shopping Center
Auto Repair, Garage
Medical Building
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
3.20%
Implied, in-place cap rate for this investment properties
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 3.20%
9.0%
NOI (est.)
$543k *
Last sale · Nov 2023
$7.75M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$16.95M
Move the market yield to see immediate price impact.
Value / SF
$1,347
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
2.70%3.20%3.70%
$488k
$18.08M
$15.26M
$13.20M
$543k
$20.09M
$16.95M
$14.66M
$597k
$22.10M
$18.65M
$16.13M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$3.25M
9.9 mi · Jan 2026 · $308/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$95,821
Tax year 2024
Assessed value
$7,750,000
Assessed 2024
Previous assessed
$7,750,000
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$6,750,000
Assessed improvement
$1,000,000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1978
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Total area
12,590 SF
Lot
1.09 ac (47,409 SF)
Zoning code
LAC1
APN
4431-010-010
UPID
US10-0511285
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC1 · Pacific Palisades, CAZoning LAC1 · permitted uses
LAC1 · Pacific Palisades, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1978
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
1.09 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
LAC1
Jurisdiction
Pacific Palisades, CA
Recorded code
LAC1
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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