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Property profile & analytics
OFF-MARKET
Estimated value
$1,920,000
Investment properties
165 Palos Verdes Blvd Redondo Beach, CA 90277-5808
Individually Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0286202
Property profile
Verified
Property type
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
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
health mart Pharmacy
-
Amazon Counter - Health Mart Pharmacy Postal Service Courier Service
-
Pill Box Drug Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.98M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.87M
Blend (final)
Blend
$1.92M
Owner & transaction history
Patrick Hwang · 2 yrs held
Patrick Hwang
since 2023
Last sale
$1.9M
5 recorded transactions
Zoning & alternative use
TOCC-CTR · Redondo Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.8M
+20.8%
Neighborhood: shopping center
$1.5M
+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
$1,950,000
ML approach
$1,975,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,455,000
Current use
RETAIL STORES
$1,760,000
Change: +21% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,520,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$1.92M
Range $1.73M – $2.11M · ±10% · vs last sale $1.90M (Aug 1 2023)
Last sale anchor
$1.90M
Aug 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
$768 / 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
$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
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
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, CA
Zoning TOCC-CTR · permitted uses
TOCC-CTR · 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
$1.5M
RETAIL STORES
Est. value
$1.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.5M
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
1964
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.12 ac
Current owner
From public records · entity-resolved
Patrick Hwang
Individual
Free & Clear · 2 yrs held
Mailing address
4918 CALLE DE ARBOLES, TORRANCE, CA 90505-6260
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
Aug 1, 2023
—
Patrick Hwang
Patrick Pack Hwang
Intrafamily Transfer
related
—
Dec 12, 2022
$1,900,000
Patrick Paek Hwang
Richard S Castile
Grant Deed
$1,200,000 · First Bank
Jan 16, 2008
—
Castile Family 2008 Trust
Castile,richard S
Quit Claim Deed
related
—
Jun 1, 1988
$325,000
Richard Castile
Vanli
Trustees Deed
$225,000 · Vanlierop H M&e
Jun 1, 1988
—
Richard Castile
Casti
Quit Claim 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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