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Property profile & analytics
OFF-MARKET
Estimated value
$1,800,000
Investment properties
1604 Aviation Blvd Redondo Beach, CA 90278-2808
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0402681
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1974
Construction
WOOD
Total area
2,335 SF
Lot
0.1 ac (4,255 SF)
Zoning code
RBC-2
APN
4162-003-033
UPID
US10-0402681
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
-
Fifty & Five - Social Media Agency Advertising Agency Marketing & Advertising
-
Nelson & Gilmore Marketing & Advertising Advertising Agency
-
Great Castle Properties Real Estate Agency
-
Nurse's Beauty and Wellness Center Surgical Center Waxing Hair Removal Service
-
Monkey Wrench Plumbing, Heating, Air & Electric Plumbing Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.71M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.75M
Blend (final)
Blend
$1.80M
Owner & transaction history
Scott L Frost · 2 yrs held
Scott L Frost
since 2023
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
RBC-2 · Redondo Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.6M
+17.7%
Neighborhood: shopping center
$1.4M
+4.5%
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
$1,745,000
ML approach
$1,710,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,360,000
Current use
RETAIL STORES
$1,600,000
Change: +18% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,420,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$1.80M
Range $1.62M – $1.98M · ±10% · vs last sale $1.90M (Nov 9 2023)
Last sale anchor
$1.90M
Nov 9 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
$771 / 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
$21,953
Tax year 2024
Assessed value
$1,900,000
Assessed 2024
Previous assessed
$1,900,000
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$1,600,000
Assessed improvement
$300,000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1974
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Units
3
Total area
2,335 SF
Lot
0.1 ac (4,255 SF)
Zoning code
RBC-2
APN
4162-003-033
UPID
US10-0402681
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
COMMERCIAL (GENERAL) Current
Est. value
$1.4M
RETAIL STORES
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
COMMERCIAL (GENERAL) Current
RETAIL STORES
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
1974
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
3
Lot
0.1 ac
Current owner
From public records · entity-resolved
Scott L Frost
Individual
Mailing address
1956 W HERMOSA AVE, HERMOSA BEACH, CA 90254-2842
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 9, 2023
$1,900,000
Scott L Frost
Wayne Nelson Manley
Grant Deed
$1,285,000 · Manley & Carol Nelson Trust
Sep 12, 2018
—
Wayne Nelson Manley
—
Deed
related
$283,000 · Wells Fargo Bank NA
Dec 8, 1989
—
Nelson Manley
Nelso
Quit Claim Deed
related
—
Sep 7, 1989
—
Manley W Nelson
Nelso
Quit Claim Deed
related
—
Sep 7, 1989
$238,503
Nelson Manley W
Villas At Desert
Trustees Deed
$400,000 · El Segundo First Nat'l Bank
Sep 7, 1989
$114,500
Villas At Desert
Gilmo
Trustees Deed
related
—
—
—
Nelson Trust
—
Deed Of Trust
related
$175,000 · Wells Fargo Bank
—
—
Nelson Trust
—
Deed Of Trust
related
$50,000 · 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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