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Property profile & analytics
OFF-MARKET
Estimated value
$1,535,000
Retail properties & Spaces
1828 Lincoln Blvd Santa Monica, CA 90404-4506
Entity Owned
6-yr Hold
Free & Clear
Property ID
US09-6405988
Property profile
Verified
Property type
Retail properties & Spaces
Use group
SERVICE SHOP (TV, ELECTRIC, PLUMBING)
Year built
1968
Construction
TILT-UP CONCRETE
Total area
2,888 SF
Lot
0.16 ac (6,991 SF)
Zoning code
SMC4*
APN
4290-004-022
UPID
US09-6405988
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
-
MuDo Integrated Martial Art Training Center Sports School
-
Vucacious Catering Take-out & Catering Catering Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.46M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.41M
Blend (final)
Blend
$1.54M
Owner & transaction history
Garvanza Properties LLC · 6 yrs held
Garvanza Properties LLC
since 2020
Last sale
$1.8M
4 recorded transactions
Zoning & alternative use
SMC4* · Santa Monica, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.2M
+134.7%
Neighborhood: shopping center
$1.8M
+87.7%
Auto repair, garage
$1.3M
+42.7%
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 Santa Monica submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Monica 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
$1,315,000
ML approach
$1,455,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
SERVICE SHOP (TV, RADIO, ELECTRIC, PLUMBING)
$935,000
Current use
COMMERCIAL (GENERAL)
$2,200,000
Change: +135% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,760,000
Change: +88% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,335,000
Change: +43% · Conversion: Difficult
MEDICAL BUILDING
$1,315,000
Change: +40% · Conversion: Difficult
Blend value · Realmo final
$1.54M
Range $1.38M – $1.69M · ±10% · vs last sale $1.76M (Jul 9 2020)
Last sale anchor
$1.76M
Jul 9 2020
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
$532 / 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
$27,976
Tax year 2024
Assessed value
$2,311,150
Assessed 2024
Previous assessed
$2,311,150
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$2,060,418
Assessed improvement
$250,732
Applied tax rate
8.0000
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
Retail properties & Spaces
Use group
SERVICE SHOP (TV, ELECTRIC, PLUMBING)
Status
Off-Market
Year built
1968
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
2,888 SF
Lot
0.16 ac (6,991 SF)
Zoning code
SMC4*
APN
4290-004-022
UPID
US09-6405988
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SMC4* · Santa Monica, CA
Zoning SMC4* · permitted uses
SMC4* · Santa Monica, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Santa Monica. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
SERVICE SHOP (TV, RADIO, ELECTRIC, PLUMBING) Current
Est. value
$935,000
COMMERCIAL (GENERAL)
Est. value
$2.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.3M
SERVICE SHOP (TV, RADIO, ELECTRIC, PLUMBING) Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1968
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Garvanza Properties LLC
Entity
Free & Clear · 6 yrs held
Mailing address
1828 LINCOLN BLVDB, SANTA MONICA, CA 90404-4506
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 9, 2020
—
Garvanza Properties LLC
Hj Investments LLC
Quit Claim Deed
—
Feb 20, 2008
$1,755,000
Hj Investments LLC
Fritzsche Family Trust
Grant Deed
—
May 17, 1994
—
Fritzsche W B Trs
—
Deed Of Trust
related
—
—
—
Willia Fritzsche
—
Deed Of Trust
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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