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Property profile & analytics
OFF-MARKET
Estimated value
$1,100,000
Investment properties
26328 Western Ave Lomita, CA 90717-3522
Individually Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9763026
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1946
Construction
TILT-UP CONCRETE
Total area
1,164 SF
Lot
0.17 ac (7,401 SF)
Zoning code
LOCG*
APN
7411-030-012
UPID
US09-9763026
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
$1.15M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.10M
Owner & transaction history
Luis Bignone · 6 yrs held
Luis Bignone
since 2020
Last sale
$1.1M
5 recorded transactions
Zoning & alternative use
LOCG* · Lomita, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$710,000
+97.0%
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
Method
Estimation
Statistic approach
$1,080,000
ML approach
$1,145,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$710,000
Change: +97% · Conversion: Difficult
Blend value · Realmo final
$1.10M
Range $990k – $1.21M · ±10% · vs last sale $1.09M (Jan 31 2020)
Last sale anchor
$1.09M
Jan 31 2020
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
$945 / 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
$8,143
Tax year 2024
Assessed value
$611,152
Assessed 2024
Previous assessed
$611,152
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$396,713
Assessed improvement
$214,439
Applied tax rate
1.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1946
Construction
TILT-UP CONCRETE
Heating
FLOOR/WALL FURNACE
Buildings
2
Stories
1
Units
2
Bathrooms
1
Total area
1,164 SF
Lot
0.17 ac (7,401 SF)
Zoning code
LOCG*
APN
7411-030-012
UPID
US09-9763026
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LOCG* · Lomita, CA
Zoning LOCG* · permitted uses
LOCG* · 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.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$710,000
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
1946
Construction
TILT-UP CONCRETE
Heating
FLOOR/WALL FURNACE
Stories
1
Buildings
2
Units
2
Bathrooms
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Luis Bignone
Individual
Mailing address
27701 PALOS VERDES DR E, RANCHO PALOS VERDES, CA 90275-5148
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 31, 2020
$1,090,000
Luis Bignone
Mattera Family Trust
Grant Deed
$700,000 · Mattera Family Trust (pt)
Jan 31, 2020
—
Owner Name Unavailable
Anthony J Mattera
Affidavit Of Death
related
—
Jan 14, 1998
—
Mattera,anthony J & Louise Trust
Mattera,a J & L
Quit Claim Deed
related
—
Jun 7, 1996
—
Joseph Mattera
Mattera,j
Quit Claim Deed
related
—
Sep 3, 1992
—
Anthony J Mattera
Mattera,louise
Quit Claim Deed
related
$70,000 · Torrance National Bank
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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