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Property profile & analytics
OFF-MARKET
Estimated value
$4,105,000
Apartment buildings
236 Manhattan Ave Hermosa Beach, CA 90254-5133
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8409148
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1970
Construction
WOOD
Total area
5,288 SF
Lot
0.09 ac (3,993 SF)
Zoning code
HBR3*
APN
4188-009-044
UPID
US09-8409148
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
-
Interactive Marketing Concepts Advertising Agency Marketing & Advertising
-
Sol Wine Distribution Center Logistics Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.69M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.49M
Blend (final)
Blend
$4.11M
Owner & transaction history
Leon Peshek · 3 yrs held
Leon Peshek
since 2022
Last sale
$4.5M
6 recorded transactions
Zoning & alternative use
HBR3* · Hermosa Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Hermosa Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hermosa 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
$3,725,000
ML approach
$3,685,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,525,000
Current use
RESTAURANT
$3,445,000
Change: -2% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,220,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$4.11M
Range $3.69M – $4.52M · ±10% · vs last sale $4.50M (Nov 18 2022)
Last sale anchor
$4.50M
Nov 18 2022
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
$776 / 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
$50,660
Tax year 2024
Assessed value
$4,590,730
Assessed 2024
Previous assessed
$4,590,730
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$3,060,000
Assessed improvement
$1,530,730
Applied tax rate
4.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1970
Construction
WOOD
Heating
NONE
Units
6
Bathrooms
9
Total area
5,288 SF
Lot
0.09 ac (3,993 SF)
Zoning code
HBR3*
APN
4188-009-044
UPID
US09-8409148
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
HBR3* · Hermosa Beach, CA
Zoning HBR3* · permitted uses
HBR3* · Hermosa Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hermosa Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$3.5M
RESTAURANT
Est. value
$3.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.2M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
1970
Construction
WOOD
Heating
NONE
Units
6
Bathrooms
9
Lot
0.09 ac
Current owner
From public records · entity-resolved
Leon Peshek
Individual
Mailing address
9832 LENOX CRST PL, LAS VEGAS, NV 89134-5901
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 18, 2022
$4,500,000
Leon Peshek
Sandra C Zielke
Grant Deed
—
Jan 30, 2015
—
Zielke,r R & Z C Family Trust
Zielke R R & S C Trust
Affidavit Of Death
related
—
Mar 8, 2012
—
236 Investments LLC
Zielke,richard R
Grant Deed
—
Dec 31, 1998
—
Hakan Wiberg
—
Grant Deed
related
$780,000 · Fidelity National Title Ins
Jul 26, 1994
—
Zielke,richard R
—
Trustees Deed
related
—
—
—
Richard R Zielke
—
Deed Of Trust
related
$460,000 · First Federal Bank Ca
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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