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Property profile & analytics
OFF-MARKET
Estimated value
$10,920,000
Investment properties
1617 Pacific Coast Hwy Redondo Beach, CA 90277-5612
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6354566
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1961
Construction
WOOD
Total area
16,975 SF
Lot
0.4 ac (17,287 SF)
Zoning code
RBC-4-PD(R
APN
7511-007-044
UPID
US09-6354566
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
-
Kings Harbor Church Office Church
-
Análú Pilates Studios Gym & Fitness Center
-
Good Stuff Redondo Beach Restaurant
-
Jeremy Stillman Hypnosis and Life Coaching Alternative Medicine Practice
-
Harcourts Hunter Mason Realty Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.99M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$12.69M
Blend (final)
Blend
$10.92M
Owner & transaction history
Paul Hennessey · 3 yrs held
Paul Hennessey
since 2022
Last sale
$10.9M
6 recorded transactions
Zoning & alternative use
RBC-4-PD(R · Redondo Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$11.9M
+20.8%
Restaurant
$11.1M
+11.8%
Neighborhood: shopping center
$10.3M
+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
$11,090,000
ML approach
$8,990,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$9,890,000
Current use
RETAIL STORES
$11,945,000
Change: +21% · Conversion: Easy
RESTAURANT
$11,055,000
Change: +12% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$10,330,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$10.92M
Range $9.83M – $12.01M · ±10% · vs last sale $10.92M (Aug 23 2022)
Last sale anchor
$10.92M
Aug 23 2022
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
$643 / 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
$127,018
Tax year 2024
Assessed value
$11,133,300
Assessed 2024
Previous assessed
$11,133,300
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$6,033,300
Assessed improvement
$5,100,000
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
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1961
Construction
WOOD
Heating
NONE
Cooling
OTHER
Stories
1
Total area
16,975 SF
Lot
0.4 ac (17,287 SF)
Zoning code
RBC-4-PD(R
APN
7511-007-044
UPID
US09-6354566
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
RBC-4-PD(R · Redondo Beach, CA
Zoning RBC-4-PD(R · permitted uses
RBC-4-PD(R · 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
$9.9M
RETAIL STORES
Est. value
$11.9M
RESTAURANT
Est. value
$11.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$10.3M
COMMERCIAL (GENERAL) Current
RETAIL STORES
RESTAURANT
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
1961
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.4 ac
Current owner
From public records · entity-resolved
Paul Hennessey
Individual
Mailing address
1845 S ELENA AVE STE #300, REDONDO BEACH, CA 90277-5708
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Aug 23, 2022
$10,915,000
Paul Hennessey
1617 Pch LLC
Grant Deed
$6,000,000 · Calprivate Bank
Aug 27, 2009
—
1617 Pch LLC
Lovi,alexander
Grant Deed
$2,400,000 · Waterfield Bank
Dec 2, 2005
—
Alexander Lovi
Lovi,zoltan D
Affidavit Of Death
related
—
Apr 1, 2002
—
Zoltan Lovi
Lovi,b
Quit Claim Deed
related
—
Apr 1, 2002
$2,075,000
Alexander Lovi
Riviera Associates
Grant Deed
$1,452,500 · California Federal Bank
—
—
1617 Pch LLC
—
Deed Of Trust
related
$2,433,000 · Citizens Business 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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