Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$5,500,000
Office buildings
2601 Pacific Coast Hwy Hermosa Beach, CA 90254-2277
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8486485
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1981
Construction
WOOD
Total area
7,795 SF
Lot
0.11 ac (4,913 SF)
Zoning code
HBC3*
APN
4169-036-022
UPID
US09-8486485
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
-
Osmin Ruano, RE/MAX Estate Properties Real Estate Agency
-
Living at Parkside Village Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.46M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.04M
Blend (final)
Blend
$5.50M
Owner & transaction history
Sepulveda Blvd Properties LLC · 3 yrs held
Sepulveda Blvd Properties LLC
since 2022
Last sale
$6.3M
4 recorded transactions
Zoning & alternative use
HBC3* · 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
$5,505,000
ML approach
$5,460,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$5.50M
Range $4.95M – $6.05M · ±10% · vs last sale $6.25M (Dec 6 2022)
Last sale anchor
$6.25M
Dec 6 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
$706 / 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
$50,492
Tax year 2024
Assessed value
$4,635,900
Assessed 2024
Previous assessed
$4,635,900
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$2,091,000
Assessed improvement
$2,544,900
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1981
Construction
WOOD
Heating
NONE
Stories
3
Total area
7,795 SF
Lot
0.11 ac (4,913 SF)
Zoning code
HBC3*
APN
4169-036-022
UPID
US09-8486485
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
HBC3* · Hermosa Beach, CA
Zoning HBC3* · permitted uses
HBC3* · 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.
Building & site characteristics
From public records
Year built
1981
Construction
WOOD
Heating
NONE
Stories
3
Lot
0.11 ac
Current owner
From public records · entity-resolved
Sepulveda Blvd Properties LLC
Entity
Mailing address
225 S SEPULVEDA BLVD, MANHATTAN BEACH, CA 90266-6825
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 6, 2022
$6,250,000
Sepulveda Blvd Properties LLC
2601 Pch LLC
Grant Deed
—
May 6, 2022
—
Deann Clark Receiver For 2601 Pch L
—
Deed
related
$3,000,000 · Redwood Mortgage Investors X LLC
Sep 18, 2014
$975,000
2601 Pch LLC
Twin Leaves Dev Corp
Grant Deed
$1,800,000 · V I A Lending LLC
—
—
2601 Pch LLC
—
Loan Modification
related
$1,818,000 · Private Individual
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 2601 Pacific Coast Hwy?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
