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Property profile & analytics
OFF-MARKET
Estimated value
$2,210,000
Assisted living facilities
2455 Pacific Coast Hwy Lomita, CA 90717-2301
Entity Owned
14-yr Hold
~
Est. High Equity
Property ID
US09-8524935
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2021
Construction
WOOD
Total area
37,557 SF
Lot
0.8 ac (34,747 SF)
Zoning code
TOCC-GEN
APN
7373-019-049
UPID
US09-8524935
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
by Request
Blend (final)
Blend
$2.21M
Owner & transaction history
F & M Hill Pacific Coast LLC · 14 yrs held
F & M Hill Pacific Coast LLC
since 2011
7 recorded transactions
Zoning & alternative use
TOCC-GEN · Lomita, 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 Lomita submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lomita 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$59 / 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
$291,689
Tax year 2024
Assessed value
$24,016,986
Assessed 2024
Previous assessed
$24,016,986
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$4,713,612
Assessed improvement
$19,303,374
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2021
Construction
WOOD
Heating
NONE
Stories
1
Units
47
Bathrooms
66
Total area
37,557 SF
Lot
0.8 ac (34,747 SF)
Zoning code
TOCC-GEN
APN
7373-019-049
UPID
US09-8524935
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TOCC-GEN · Lomita, CA
Zoning TOCC-GEN · permitted uses
TOCC-GEN · Lomita, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lomita. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2021
Construction
WOOD
Heating
NONE
Stories
1
Units
47
Bathrooms
66
Lot
0.8 ac
Current owner
From public records · entity-resolved
F & M Hill Pacific Coast LLC
Entity
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
Ownership since
2011
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
Aug 6, 2025
—
Silverado Rolling Hills LLC
—
Deed
related
$33,130,000 · Capital Funding
Jan 3, 2025
—
Silverado Rolling Hills LLC
—
Deed
related
$9,950,000 · Capital Funding
Dec 30, 2020
—
Seasons Msp Torrance LLC
—
Deed
related
$11,487,000 · Cit Bk NA
May 21, 2019
—
Seasons Msp Torrance LLC
—
Grant Deed
related
$11,487,000 · Mutual/omaha Bk
Dec 19, 2011
—
F & M Hill Pacific Coast LLC
Frank & Maureen Hill Ents LLC
Grant Deed
related
—
Nov 3, 2011
—
Fmh Pacific Coast LLC
Frank & Maureen Hill Ents LLC
Grant Deed
—
Sep 23, 2011
—
F & M Hill Pacific Coast LLC
Frank & Maureen Hill Ents LLC
Grant Deed
—
Feb 3, 2011
$3,000,000
Frank & Maureen Hill Ents LLC
Viva Brasil
Grant Deed
$1,100,000 · Viva Brasil
Aug 29, 1997
$1,225,000
Bisignano,flavio & Carrie
Coco Palms Motel LLC
Trustees Deed
$725,000 · Highland Federal Bank
Aug 29, 1997
—
Brasil Viva
Biaignano,f & C
Quit Claim Deed
related
—
—
—
Flavio Bisignano
—
Deed Of Trust
related
$70,000 · Individual
—
—
Seasons Msp Torrance LLC
—
Loan Modification
related
$11,487,000 · Cit Bk NA
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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