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Property profile & analytics
OFF-MARKET
Estimated value
$1,825,000
Investment properties
1623 Aviation Blvd Redondo Beach, CA 90278-2863
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6987741
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1954
Construction
WOOD
Total area
2,000 SF
Lot
0.07 ac (3,265 SF)
Zoning code
RBC-2
APN
4162-013-021
UPID
US09-6987741
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
-
steven maresca Gym & Fitness Center
-
Lucy's Lashes - Redondo Beach Hair Salon
-
Royal Alliance Associates Inc Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.76M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.83M
Owner & transaction history
Great Castle Prop INC · 3 yrs held
Great Castle Prop INC
since 2023
Last sale
$1.9M
5 recorded transactions
Zoning & alternative use
RBC-2 · Redondo Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.4M
+17.7%
Neighborhood: shopping center
$1.2M
+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
$1,760,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,165,000
Current use
RETAIL STORES
$1,370,000
Change: +18% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,215,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$1.83M
Range $1.64M – $2.01M · ±10% · vs last sale $1.90M (Mar 1 2023)
Last sale anchor
$1.90M
Mar 1 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
$913 / 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
$8,529
Tax year 2024
Assessed value
$724,200
Assessed 2024
Previous assessed
$724,200
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$540,600
Assessed improvement
$183,600
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
1954
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
2
Units
2
Total area
2,000 SF
Lot
0.07 ac (3,265 SF)
Zoning code
RBC-2
APN
4162-013-021
UPID
US09-6987741
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
$1.2M
RETAIL STORES
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
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
1954
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
2
Units
2
Lot
0.07 ac
Current owner
From public records · entity-resolved
Great Castle Prop INC
Entity
Mailing address
427 N PAULINA AVEM, REDONDO BEACH, CA 90277-3019
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 1, 2023
—
Great Castle Prop INC
Wiap Aviation LLC
Lease
$778,000 · So Cal Cdc
Mar 1, 2023
$1,900,000
Wiap Aviation LLC
Gregg Poiry
Grant Deed
$954,800 · Wells Fargo Bank NA
Jul 29, 1999
$552,500
Poiry Trust
Mathews,robert W & Karin R
Grant Deed
—
—
—
Poiry Kenneth F & C M Trust
—
Deed Of Trust
related
$225,000 · Bank Of America
May 28, 1964
$22,000
—
—
Grant Deed
related
—
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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