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Property profile & analytics
OFF-MARKET
Estimated value
$890,000
Office buildings
1721 Sepulveda Blvd Manhattan Beach, CA 90266-5014
Individually Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6300489
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1923
Construction
WOOD
Total area
2,324 SF
Lot
0.1 ac (4,316 SF)
Zoning code
MNCG
APN
4171-014-020
UPID
US09-6300489
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
-
Angelo & Di Monda, LLP Law Firm
-
US Home Developers Bathroom Remodeling Hardware & Home Improvement Kitchen & Bath Showroom
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$865k
CAP Approach
CAP
$835k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$890k
Owner & transaction history
Patrice Angelo · 3 yrs held
Patrice Angelo
since 2023
Last sale
$900,000
7 recorded transactions
Zoning & alternative use
MNCG · Manhattan Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Manhattan Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Manhattan 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
$960,000
ML approach
$865,000
CAP Approach
CAP Return
Estimation
6%
$905,000
6.5%
$835,000
7%
$775,000
Blend value · Realmo final
$890k
Range $801k – $979k · ±10% · vs last sale $900k (Feb 10 2023)
Last sale anchor
$900k
Feb 10 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
$383 / 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
$10,401
Tax year 2024
Assessed value
$851,943
Assessed 2024
Previous assessed
$851,943
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$638,963
Assessed improvement
$212,980
Applied tax rate
6.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1923
Construction
WOOD
Heating
NONE
Stories
1
Total area
2,324 SF
Lot
0.1 ac (4,316 SF)
Zoning code
MNCG
APN
4171-014-020
UPID
US09-6300489
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
MNCG · Manhattan Beach, CA
Zoning MNCG · permitted uses
MNCG · Manhattan Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Manhattan Beach. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1923
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.1 ac
Current owner
From public records · entity-resolved
Patrice Angelo
Individual
Free & Clear · 3 yrs held
Mailing address
1955 BAYVIEW DR, HERMOSA BEACH, CA 90254-2832
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 10, 2023
—
Patrice Angelo
Patrice L Angelo
Intrafamily Transfer
related
—
May 6, 2021
—
Patrice L Angelo
Christopher Edmond Angelo
Affidavit Death Of Trustee/successor Trustee
related
—
Nov 4, 2020
—
Joseph,di Monda Trust
Joseph Di Monda
Quit Claim Deed
related
—
Dec 4, 2002
$900,000
Dimonda,tr
Sbarounis,tr
Grant Deed
—
May 21, 1998
—
Sbarounis,anthony A Trustee
Sbarounis,a A
Quit Claim Deed
related
—
Jan 22, 1990
—
Beverly Haas
Haas Kenneth And
Quit Claim Deed
related
—
—
—
Beverly Haas
—
Deed Of Trust
related
$50,000 · Individual
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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