OFF-MARKET
Investment properties
Entity Owned
11-yr Hold
Absentee Owner
Free & Clear
Entity Owned Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1996
Construction
WOOD
Total area
14,082 SF
Lot
1.54 ac (67,042 SF)
Zoning code
ESCM*
APN
4138-011-021
UPID
US09-6743303
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
-
Restaurant
-
Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.39M
Comparable Approach
Comparable
$2.40M
Blend (final)
Blend
$3.76M
Owner & transaction history
since 2015
7 recorded transactions
Zoning & alternative use
ESCM* · El Segundo, CA
Top alternative use upside
Industrial (general)
$6.0M
+38.4%
Apartment house (5+ units)
$5.5M
+27.0%
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.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 11 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$3.76M
Value range
$3.38M – $4.13M
±10% around blend
Estimated value / SF
$267 / SF
Confidence
High
11 county-verified comps
Property data
75
Market benchmarks
33
Comparable evidence
100
$3.38M
blend $3.76M
$4.13M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
14,082 SF
Lot area
1.54 ac
Year built
1996
APN
4138-011-021
Assessed value
$10,041,884
Annual tax
$149,644
3
Income approach: direct capitalization
Partial preview
Income approach indication
$4.39M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$4.76M
@ 6.5% CAP return
$4.39M
@ 7% CAP return
$4.08M
4
Sales comparison
Partial preview
Sales approach indication
$3.87M
Weighted, 11 comps · high confidence
Evidence
11 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
12.6 mi away · 10,991 SF
14.7 mi away · 12,968 SF
15.2 mi away · 10,113 SF
16.0 mi away · 10,401 SF
16.2 mi away · 14,276 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.76M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 2504 sales
$309
-14%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $267/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Industrial (general)
Gross theoretical uplift
+38%
vs current-use indication
Apartment House (5+ Units)
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
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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 · 11 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$10.04M
Move the market yield to see immediate price impact.
Value / SF
$713
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%
$633k
$12.65M
$9.04M
$7.03M
$703k
$14.06M
$10.04M
$7.81M
$773k
$15.46M
$11.05M
$8.59M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
11 found
High confidence · county-verified
Closest comparable
$3.00M
9.4 mi · Dec 2025 · $225/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$149,644
Tax year 2024
Assessed value
$10,041,884
Assessed 2024
Previous assessed
$10,041,884
+0.0% YoY
Effective rate
1.49%
On assessed value
Assessed land
$7,069,705
Assessed improvement
$2,972,179
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1996
Construction
WOOD
Heating
NONE
Buildings
3
Units
6
Total area
14,082 SF
Lot
1.54 ac (67,042 SF)
Zoning code
ESCM*
APN
4138-011-021
UPID
US09-6743303
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
ESCM* · El Segundo, CAZoning ESCM* · permitted uses
ESCM* · El Segundo, 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
1996
Construction
WOOD
Heating
NONE
Buildings
3
Units
6
Lot
1.54 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
ESCM*
Jurisdiction
El Segundo, CA
Recorded code
ESCM*
Ownership Intelligence
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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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