Individually Owned Property summary
AI-generated overview
The Pillbox Pharmacy is an iconic two-story landmark building located on the northwest corner of Via Valencia and Palos Verdes Boulevard in Redondo Beach, California, situated on a prominent corner lot with views toward Riviera Village and the Palos Verdes Peninsula. The property contains approximately 2,500 square feet total. The downstairs level includes an open area with front and back entrances, a restroom, and office space. The upstairs level is configured with clear space that includes two restrooms, a breakroom/kitchenette, and a private entrance, and it also includes a corner suite on the second floor with a private entrance and balcony that is separate from the church office area. The building is positioned as a potential redevelopment project.
Property profile
Verified
Property type
Other investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1964
Construction
WOOD
Total area
2,500 SF
Lot
0.12 ac (5,392 SF)
Zoning code
TOCC-CTR
APN
7511-013-014
UPID
US10-0286202
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Pharmacy
-
Postal Service Courier Service
-
Pharmacy
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.98M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.87M
Blend (final)
Blend
$1.95M
Owner & transaction history
since 2023
Last sale
$1.9M
5 recorded transactions
Zoning & alternative use
TOCC-CTR · Redondo Beach, CA
Top alternative use upside
Retail stores
$1.8M
+20.8%
Neighborhood: shopping center
$1.5M
+4.5%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 47 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$1.95M
Value range
$1.76M – $2.15M
±10% around blend
Estimated value / SF
$780 / SF
Confidence
High
47 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
100
$1.76M
blend $1.95M
$2.15M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,500 SF
Lot area
0.12 ac
Year built
1964
Stories
1
APN
7511-013-014
Zoning
TOCC-CTR
Assessed value
$1,938,000
Annual tax
$22,252
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$1.15M
Weighted, 20 comps · high confidence
Evidence
47 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
5.7 mi away · 2,814 SF
5.9 mi away · 2,768 SF
5.9 mi away · 2,300 SF
7.0 mi away · 2,490 SF
10.5 mi away · 2,350 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.95M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 22 sales
$583
+34%
County 2504 sales
$309
+152%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $780/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+21%
vs current-use indication
Neighborhood: Shopping Center
Commercial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 47 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
Implied cap rate
2.60%
Implied, in-place cap rate for this other investment properties
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
NOI (est.)
$133k *
Last sale · Aug 2023
$1.90M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$5.12M
Move the market yield to see immediate price impact.
Value / SF
$2,046
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
2.10%2.60%3.10%
$120k
$5.70M
$4.60M
$3.86M
$133k
$6.33M
$5.12M
$4.29M
$146k
$6.97M
$5.63M
$4.72M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
47 found
High confidence · county-verified
Closest comparable
$1.00M
4.9 mi · Jan 2026 · $328/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$22,252
Tax year 2024
Assessed value
$1,938,000
Assessed 2024
Previous assessed
$1,938,000
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$1,428,000
Assessed improvement
$510,000
Applied tax rate
9.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1964
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
2,500 SF
Lot
0.12 ac (5,392 SF)
Zoning code
TOCC-CTR
APN
7511-013-014
UPID
US10-0286202
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TOCC-CTR · Redondo Beach, CAZoning TOCC-CTR · permitted uses
TOCC-CTR · Redondo Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1964
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.12 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
TOCC-CTR
Jurisdiction
Redondo Beach, CA
Recorded code
TOCC-CTR
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for TOCC-CTR in Redondo Beach, CA.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 165 Palos Verdes Blvd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
Get access to Data & Analytics
Choose membership plan that suits your needs
Unlock Full Report
$9
one-time
Single Property Report
Full report includes
- Full Property Data
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Calculation
- Ownership
- Location Insight
- Alternative use
- Local Zoning Insight
MOST POPULAR
Professional Plan
$99
/mo
30 property reports a month.
Cancel anytime.
Cancel anytime.
Your membership includes
- 30 reports a month
- Location Analytics
- Market Trends
- Full Property Data
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Calculation
- Ownership
- Location Insight
- Alternative use
- Local Zoning Insight
Enterprise Plan
$299
/mo
300 property reports a month.
Cancel anytime.
Cancel anytime.
Your membership includes
- 300 reports a month
- Location Analytics
- Market Trends
- Full Property Data
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Calculation
- Ownership
- Location Insight
- Alternative use
- Local Zoning Insight
Unlock Light Report
Free
Confirm your email
and get 1 Light Report
and get 1 Light Report
Light report includes
- Property Information
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Potential
- Location Insight
- Alternative use
- Local Zoning Insight
Confirm your e-mail to get the report
