Entity Owned Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1985
Construction
STEEL FRAME
Total area
93,900 SF
Lot
1.73 ac (75,383 SF)
Zoning code
LAC2
APN
4416-003-026
UPID
US09-6526378
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$33.69M
Comparable Approach
Comparable
$25.36M
Blend (final)
Blend
$32.25M
Owner & transaction history
since 2015
7 recorded transactions
Zoning & alternative use
LAC2 · Pacific Palisades, CA
Top alternative use upside
Auto repair, garage
$43.4M
+3.1%
Medical building
$42.7M
+1.4%
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.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 7 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$32.25M
Value range
$29.03M – $35.48M
±10% around blend
Estimated value / SF
$343 / SF
Confidence
High
7 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
70
$29.03M
blend $32.25M
$35.48M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
93,900 SF
Lot area
1.73 ac
Year built
1985
Stories
3
APN
4416-003-026
Zoning
LAC2
Assessed value
$61,511,055
Annual tax
$749,847
3
Income approach: direct capitalization
Partial preview
Income approach indication
$33.69M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$36.49M
@ 6.5% CAP return
$33.69M
@ 7% CAP return
$31.28M
4
Sales comparison
Partial preview
Sales approach indication
$18.23M
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
11.0 mi away · 79,815 SF
12.9 mi away · 72,171 SF
13.2 mi away · 75,693 SF
13.7 mi away · 94,112 SF
17.4 mi away · 74,457 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$32.25M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 2758 sales
$449
-23%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $343/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+3%
vs current-use indication
Medical Building
Office Building · current use
Retail Stores
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
Modeled
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: income and sales evidence cover the value conclusion.
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$61.51M
Move the market yield to see immediate price impact.
Value / SF
$655
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
5.00%7.00%9.00%
$3.88M
$77.50M
$55.36M
$43.06M
$4.31M
$86.12M
$61.51M
$47.84M
$4.74M
$94.73M
$67.66M
$52.63M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$35.50M
10.3 mi · Dec 2025 · $478/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$749,847
Tax year 2024
Assessed value
$61,511,055
Assessed 2024
Previous assessed
$61,511,055
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$32,496,406
Assessed improvement
$29,014,649
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1985
Construction
STEEL FRAME
Heating
NONE
Stories
3
Total area
93,900 SF
Lot
1.73 ac (75,383 SF)
Zoning code
LAC2
APN
4416-003-026
UPID
US09-6526378
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Pacific Palisades, CAZoning LAC2 · permitted uses
LAC2 · Pacific Palisades, 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
1985
Construction
STEEL FRAME
Heating
NONE
Stories
3
Lot
1.73 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
LAC2
Jurisdiction
Pacific Palisades, CA
Recorded code
LAC2
Ownership Intelligence
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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
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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