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Property profile & analytics
OFF-MARKET
Estimated value
$4,635,000
Office buildings
22809 Pacific Coast Hwy Malibu, CA 90265-5040
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6770482
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1989
Construction
WOOD
Total area
15,222 SF
Lot
1.36 ac (59,089 SF)
Zoning code
LCC3YY
APN
4452-021-008
UPID
US09-6770482
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
-
Malibu Property Management Property Management Company
-
Moana Engineering Engineer
-
Pragmatic Fund Management LLC Corporate Office Financial Advisor
-
A Cozy Chimney Inc General Contractor Renovation Specialist
-
National Talent LA Employment Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.46M
Comparable Approach
Comparable
$3.34M
Blend (final)
Blend
$4.64M
Owner & transaction history
Rss Cd2017 Cd4 Ca 2pl LLC
Rss Cd2017 Cd4 Ca 2pl LLC
since 2025
7 recorded transactions
Zoning & alternative use
LCC3YY · Malibu, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$7.0M
+3.1%
Medical building
$6.9M
+1.4%
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 Malibu submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Malibu 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%
$5,915,000
6.5%
$5,460,000
7%
$5,070,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$6,830,000
Current use
AUTO REPAIR, GARAGE
$7,040,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$6,920,000
Change: +1% · Conversion: Easy
RETAIL STORES
$5,835,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$4.64M
Range $4.17M – $5.10M · ±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
$304 / 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
$158,083
Tax year 2024
Assessed value
$13,404,762
Assessed 2024
Previous assessed
$13,404,762
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$9,923,007
Assessed improvement
$3,481,755
Applied tax rate
10.0000
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
1989
Construction
WOOD
Heating
NONE
Stories
1
Total area
15,222 SF
Lot
1.36 ac (59,089 SF)
Zoning code
LCC3YY
APN
4452-021-008
UPID
US09-6770482
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC3YY · Malibu, CAZoning LCC3YY · permitted uses
LCC3YY · Malibu, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$6.8M
AUTO REPAIR, GARAGE
Est. value
$7.0M
MEDICAL BUILDING
Est. value
$6.9M
RETAIL STORES
Est. value
$5.8M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
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
1989
Construction
WOOD
Heating
NONE
Stories
1
Lot
1.36 ac
Current owner
From public records · entity-resolved
Rss Cd2017 Cd4 Ca 2pl LLC
Entity
Mailing address
659 N ROBERTSON BLVD, WEST HOLLYWOOD, CA 90069-5016
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 22, 2025
$6,300,000
Rss Cd2017 Cd4 Ca 2pl LLC
Pch LLC
Trust Deed
related
—
Apr 18, 2017
—
22809 Pch LLC
Carbon Property Group LLC
Grant Deed
$11,750,000 · Deutsche Bank National Trust Co
Jul 16, 2015
$11,550,000
Carbon Property Group LLC
Ht Palms Rentals Of Malibu LLC
Grant Deed
$8,100,000 · A10 Cap
Feb 24, 2003
—
Ht Palms Rentals Malibu LLC
Yamagata Center
Grant Deed
related
—
Jul 31, 1991
$25,000
Yamagata Center
Valley Fed S&l
Grant Deed
$1,750,000 · Seller
—
—
Ht Palms Rentals Of Malibu LLC
—
Deed Of Trust
related
$4,000,000 · Column Financial INC
—
—
Yamagata Center
—
Deed Of Trust
related
$2,100,000 · Zions First National Bank
—
—
Yamagata Center
—
Deed Of Trust
related
$3,300,000 · Valley Independent Bank
—
—
Hiro Yamakata
—
Deed Of Trust
related
$500,000 · Maxon INC
—
—
Yamagata Center
—
Deed Of Trust
related
$960,000 · Thomas & Rhonda Taffet
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.
Try Rey
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