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Property profile & analytics
OFF-MARKET
Estimated value
$2,165,000
Apartment buildings
16458 Sunset Blvd Pacific Palisades, CA 90272-3322
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-7070863
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1955
Total area
5,263 SF
Lot
0.23 ac (9,964 SF)
Zoning code
LARD5
APN
4414-027-002
UPID
US09-7070863
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.17M
CAP Approach
CAP
$1.31M
Comparable Approach
Comparable
$2.01M
Blend (final)
Blend
$2.17M
Owner & transaction history
Lcr Partners LLC · 1 yrs held
Lcr Partners LLC
since 2024
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
LARD5 · Pacific Palisades, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.4M
+146.9%
Neighborhood: shopping center
$3.2M
+130.7%
Auto repair, garage
$2.4M
+75.3%
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 Pacific Palisades submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pacific Palisades 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
$2,165,000
ML approach
$2,165,000
CAP Approach
CAP Return
Estimation
6%
$1,410,000
6.5%
$1,305,000
7%
$1,210,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,390,000
Current use
RESTAURANT
$3,425,000
Change: +147% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,205,000
Change: +131% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,435,000
Change: +75% · Conversion: Difficult
MEDICAL BUILDING
$2,390,000
Change: +72% · Conversion: Moderate
OFFICE BUILDING
$2,360,000
Change: +70% · Conversion: Moderate
RETAIL STORES
$2,015,000
Change: +45% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,625,000
Change: +17% · Conversion: Moderate
Blend value · Realmo final
$2.17M
Range $1.95M – $2.38M · ±10% · vs last sale $2.17M (Aug 28 2024)
Last sale anchor
$2.17M
Aug 28 2024
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
$411 / 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
$25,567
Tax year 2024
Assessed value
$2,041,380
Assessed 2024
Previous assessed
$2,041,380
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$918,000
Assessed improvement
$1,123,380
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1955
Heating
NONE
Cooling
YES
Units
6
Bathrooms
6
Total area
5,263 SF
Lot
0.23 ac (9,964 SF)
Zoning code
LARD5
APN
4414-027-002
UPID
US09-7070863
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LARD5 · Pacific Palisades, CA
Zoning LARD5 · permitted uses
LARD5 · Pacific Palisades, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pacific Palisades. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.4M
RESTAURANT
Est. value
$3.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.2M
AUTO REPAIR, GARAGE
Est. value
$2.4M
MEDICAL BUILDING
Est. value
$2.4M
OFFICE BUILDING
Est. value
$2.4M
RETAIL STORES
Est. value
$2.0M
COMMERCIAL (GENERAL)
Est. value
$1.6M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
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
1955
Heating
NONE
Cooling
Yes
Units
6
Bathrooms
6
Lot
0.23 ac
Current owner
From public records · entity-resolved
Lcr Partners LLC
Entity
Mailing address
15332 PO BOX 834TH ST #400, PACIFIC PALISADES, CA 90272-0834
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 28, 2024
$2,165,000
Lcr Partners LLC
Kevin N Sabin
Grant Deed
—
Jun 30, 2023
$2,000,000
Kevin N Sabin
Marianne Alexander
Grant Deed
$2,113,600 · Housemax Funding LLC
Jun 30, 2023
—
Kevin N Sabin
Jennifer A Sabin
Intrafamily Transfer
related
—
Jun 29, 2022
—
Marianne Alexander
Joseph R Angerman
Affidavit Death Of Trustee/successor Trustee
—
Aug 18, 2011
—
Joseph R Angerman
Joseph R Angerman
Intrafamily Transfer
related
$500,000 · Jpmorgan Chase Bank NA
Aug 24, 2001
—
Joseph R Angerman
Angerman,j R
Quit Claim Deed
related
—
Oct 27, 1993
—
Joseph R Angerman
Angerman,martha
Quit Claim Deed
related
$250,000 · Home Savings Of America
—
—
Joseph Angerman
—
Deed Of Trust
related
$150,000 · Home Savings Of America
Jun 9, 1967
$90,500
—
—
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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