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Property profile & analytics
OFF-MARKET
Estimated value
$7,200,000
Office buildings
229 Ave I I, Redondo Beach, CA 90277-5600
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6361037
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1987
Construction
WOOD
Total area
10,480 SF
Lot
0.4 ac (17,378 SF)
Zoning code
RBMU-3C(RI
APN
7511-007-045
UPID
US09-6361037
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
$6.77M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.76M
Blend (final)
Blend
$7.20M
Owner & transaction history
Kclc LLC · 3 yrs held
Kclc LLC
since 2023
Last sale
$7.0M
4 recorded transactions
Zoning & alternative use
RBMU-3C(RI · Redondo Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$7.4M
+56.9%
Restaurant
$6.8M
+45.2%
Neighborhood: shopping center
$6.4M
+35.7%
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 Redondo Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Redondo Beach 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
$7,480,000
ML approach
$6,765,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,700,000
Current use
RETAIL STORES
$7,375,000
Change: +57% · Conversion: Moderate
RESTAURANT
$6,825,000
Change: +45% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$6,380,000
Change: +36% · Conversion: Difficult
COMMERCIAL (GENERAL)
$6,105,000
Change: +30% · Conversion: Easy
AUTO REPAIR, GARAGE
$4,845,000
Change: +3% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,765,000
Change: +1% · Conversion: Easy
MEDICAL BUILDING
$4,765,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$7.20M
Range $6.48M – $7.92M · ±10% · vs last sale $7.00M (Mar 1 2023)
Last sale anchor
$7.00M
Mar 1 2023
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
$687 / 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
$80,677
Tax year 2024
Assessed value
$7,140,000
Assessed 2024
Previous assessed
$7,140,000
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$4,386,000
Assessed improvement
$2,754,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1987
Construction
WOOD
Heating
NONE
Stories
1
Total area
10,480 SF
Lot
0.4 ac (17,378 SF)
Zoning code
RBMU-3C(RI
APN
7511-007-045
UPID
US09-6361037
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
RBMU-3C(RI · Redondo Beach, CA
Zoning RBMU-3C(RI · permitted uses
RBMU-3C(RI · Redondo Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Redondo Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$4.7M
RETAIL STORES
Est. value
$7.4M
RESTAURANT
Est. value
$6.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.4M
COMMERCIAL (GENERAL)
Est. value
$6.1M
AUTO REPAIR, GARAGE
Est. value
$4.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.8M
MEDICAL BUILDING
Est. value
$4.8M
OFFICE BUILDING Current
RETAIL STORES
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
1987
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.4 ac
Current owner
From public records · entity-resolved
Kclc LLC
Entity
Mailing address
2924 PALOS VERDES DR N, ROLLING HILLS, CA 90274-4116
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Mar 1, 2023
$7,000,000
Kclc LLC
Rangoon Fish Company LLC
Grant Deed
—
Mar 25, 2005
—
Rangoon Fish Co LLC
Riviera Associates
Partnership Deed
$1,375,000 · Washington Mutual Bank Fa
—
—
Riveria Associates
—
Deed Of Trust
related
$1,000,000 · Bay Cities National Bank
—
—
Riviera Associates
—
Deed Of Trust
related
$1,050,000 · Terraden Corp
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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