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Property profile & analytics
OFF-MARKET
Estimated value
$3,545,000
Retail space
16280 Paramount Blvd Paramount, CA 90723-5466
Trust Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8467319
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2001
Construction
TILT-UP CONCRETE
Total area
4,010 SF
Lot
0.26 ac (11,405 SF)
Zoning code
PAC3*
APN
7103-011-036
UPID
US09-8467319
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
-
Free Evaluation - Prior Wood Floor Installation Paramount Construction Company General Contractor
-
Waikiki Hawaiian Grill Restaurant
-
Baskin-Robbins Grocery & Convenience Store Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.60M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.47M
Blend (final)
Blend
$3.55M
Owner & transaction history
Hong Family Trust · 1 yrs held
Hong Family Trust
since 2025
Last sale
$3.6M
5 recorded transactions
Zoning & alternative use
PAC3* · Paramount, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.4M
+58.8%
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 Paramount submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Paramount 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
$3,470,000
ML approach
$3,600,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$2,440,000
Change: +59% · Conversion: Moderate
Blend value · Realmo final
$3.55M
Range $3.19M – $3.90M · ±10% · vs last sale $3.55M (Jun 8 2023)
Last sale anchor
$3.55M
Jun 8 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
$884 / 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
$46,364
Tax year 2024
Assessed value
$3,621,000
Assessed 2024
Previous assessed
$3,621,000
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$1,632,000
Assessed improvement
$1,989,000
Applied tax rate
7.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2001
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
3
Total area
4,010 SF
Lot
0.26 ac (11,405 SF)
Zoning code
PAC3*
APN
7103-011-036
UPID
US09-8467319
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
PAC3* · Paramount, CA
Zoning PAC3* · permitted uses
PAC3* · Paramount, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Paramount. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.4M
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
2001
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
3
Lot
0.26 ac
Current owner
From public records · entity-resolved
Hong Family Trust
Trust
Mailing address
6946 STARSTONE DR, RANCHO PALOS VERDES, CA 90275-2953
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Jul 2, 2025
—
Hong Family Trust
Pch Imperial Properties LLC
Grant Deed
—
Jun 8, 2023
$3,550,000
Pch Imperial Properties LLC
Yek Paramount LLC
Grant Deed
—
Nov 12, 2008
—
Yek Paramount LLC
Kwo Family Trust
Grant Deed
—
Mar 14, 2007
$2,250,000
Park Center Exchange I LLC
Tishkoff 1998 Trust
Grant Deed
—
Mar 14, 2007
—
Kwo Family Trust
Park Center Exchange I LLC
Grant Deed
$650,000 · Evertrust 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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