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Property profile & analytics
OFF-MARKET
Estimated value
$3,980,000
Retail space
221 Hbr Blvd, San Pedro, CA 90731
Trust Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6337582
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1987
Construction
TILT-UP CONCRETE
Total area
19,684 SF
Lot
1.03 ac (45,039 SF)
Zoning code
LARAS4
APN
7449-014-019
UPID
US09-6337582
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.61M
Blend (final)
Blend
$3.98M
Owner & transaction history
Living Oak Trust · 9 yrs held
Living Oak Trust
since 2017
7 recorded transactions
Zoning & alternative use
LARAS4 · San Pedro, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$5.8M
+24.6%
Industrial (general)
$5.4M
+15.2%
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 San Pedro submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Pedro 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$4,645,000
Current use
WAREHOUSE, STORAGE
$5,785,000
Change: +25% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$5,350,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$3.98M
Range $3.58M – $4.38M · ±10%
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
$202 / 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
$55,525
Tax year 2024
Assessed value
$4,289,002
Assessed 2024
Previous assessed
$4,289,002
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$2,199,581
Assessed improvement
$2,089,421
Applied tax rate
13.0000
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 space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1987
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
19,684 SF
Lot
1.03 ac (45,039 SF)
Zoning code
LARAS4
APN
7449-014-019
UPID
US09-6337582
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LARAS4 · San Pedro, CA
Zoning LARAS4 · permitted uses
LARAS4 · San Pedro, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Pedro. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$4.6M
WAREHOUSE, STORAGE
Est. value
$5.8M
INDUSTRIAL (GENERAL)
Est. value
$5.4M
RETAIL STORES Current
WAREHOUSE, STORAGE
INDUSTRIAL (GENERAL)
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
1987
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
1.03 ac
Current owner
From public records · entity-resolved
Living Oak Trust
Trust
Mailing address
31 CALLE CAREYES, SAN CLEMENTE, CA 92673-6997
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 18, 2024
—
Donald C Simkins
—
Deed
related
$2,950,000 · Orange Countys Cu
Feb 7, 2017
—
Living Oak Trust
Simkins,donald C JR
Quit Claim Deed
related
—
Sep 30, 2014
$235,000
Donald C Simkins
Surcal Ents LLC
Quit Claim Deed
related
$3,328,200 · Orange Cntys Cu
Sep 30, 2014
—
Donald C Simkins
Simkins,julie M
Quit Claim Deed
related
—
Sep 2, 2004
$3,150,000
Mahogany Partners I LLC
Wayman,jeffrey B & Catherine J
Grant Deed
—
Sep 2, 2004
—
Donald C Simkins
Simkins,julie M
Quit Claim Deed
related
$2,080,000 · Luther Burbank Savings & Loan
May 10, 2002
$2,000,000
Jeffrey B Wayman
Hb 203 LLC
Grant Deed
$1,500,000 · Affinity Bank
Nov 18, 1999
$1,465,000
Herb 203
Levitt E M Trustee,
Grant Deed
—
Jul 5, 1994
—
Levitt Evelyn M Co Tr
—
Deed Of Trust
related
—
—
—
Mahogany Partners 1 LLC
—
Deed Of Trust
related
$187,500 · Pacific Realty Acceptance Corp
—
—
Hbo 203 LLC
—
Deed Of Trust
related
$100,000 · Moore Trust
—
—
Levitt Trust
—
Deed Of Trust
related
$1,092,006 · Tokai Bank California
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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