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Property profile & analytics
OFF-MARKET
Estimated value
$4,500,000
Office buildings
2699 Pacific Coast Hwy Hermosa Beach, CA 90254-2250
Entity Owned
1-yr Hold
Free & Clear
Property ID
US09-7176908
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2004
Construction
WOOD
Total area
5,597 SF
Lot
0.26 ac (11,207 SF)
Zoning code
HBC3YY
APN
4169-036-025
UPID
US09-7176908
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
$4.50M
Owner & transaction history
Sepulveda Blvd Properties LLC · 1 yrs held
Sepulveda Blvd Properties LLC
since 2025
7 recorded transactions
Zoning & alternative use
HBC3YY · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$804 / 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
$27,815
Tax year 2024
Assessed value
$2,500,828
Assessed 2024
Previous assessed
$2,500,828
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,831,212
Assessed improvement
$669,616
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
Status
Off-Market
Year built
2004
Construction
WOOD
Heating
NONE
Stories
1
Units
3
Total area
5,597 SF
Lot
0.26 ac (11,207 SF)
Zoning code
HBC3YY
APN
4169-036-025
UPID
US09-7176908
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
HBC3YY · Hermosa Beach, CA
Zoning HBC3YY · permitted uses
HBC3YY · 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
2004
Construction
WOOD
Heating
NONE
Stories
1
Units
3
Lot
0.26 ac
Current owner
From public records · entity-resolved
Sepulveda Blvd Properties LLC
Entity
Free & Clear · 1 yrs held
Mailing address
2699 PACIFIC COAST HWY #100, HERMOSA BEACH, CA 90254-2250
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 23, 2025
—
Sepulveda Blvd Properties LLC
Skechers USA INC
Grant Deed
—
Aug 6, 2024
$7,200,000
Skechers USA INC
Fab Investments
Grant Deed
—
Mar 12, 2021
—
Fab Investments
Fab Investments
Correction Deed
related
—
Mar 17, 2015
—
Frank A Asaro
Asaro Raymond
Affidavit Of Death
related
—
Oct 22, 2009
—
Asaro Raymond Trust
Asaro Trust
Quit Claim Deed
related
—
Feb 25, 2005
$1,830,000
Asaro Trust
Powell,alex
Grant Deed
—
Feb 25, 2005
—
Alex Powell
Powell,christine B
Quit Claim Deed
related
—
Feb 25, 2005
$176,000
Alex Powell
Wuerth,michael G
Grant Deed
—
Jan 23, 2002
—
Michael G Wuerth
Sapienza,joseph L
Grant Deed
$745,000 · Community National Bank
Oct 22, 1999
—
Joseph P Sapienza
—
Deed Of Trust
related
—
Sep 17, 1999
—
Joseph L Sapienza
—
Deed Of Trust
related
—
Jul 19, 1995
$350,000
Joseph P Sapienza
American Savings Bank
Grant Deed
$280,000 · American Savings Bank
Feb 23, 1995
$300,000
American Savings Bank
Banks,darcy & Kathleen M
Trustees Deed
related
—
Jul 7, 1993
$1,000
Steven E Warren
Wfrbr Trust
Quit Claim Deed
related
—
Feb 14, 1989
$376,000
Wfrbr Tr
Banks,d Arcy And
Grant Deed
related
$175,833 · Banks Darcy&k M
—
—
Joseph P Sapienza
—
Deed Of Trust
related
$250,000 · Individual
—
—
D Arcy Banks
—
Deed Of Trust
related
$435,000 · American Savings Bank
—
—
Joseph P Sapienza
—
Deed Of Trust
related
$80,000 · Individual
—
—
Joseph P Sapienza
—
Deed Of Trust
related
$200,000 · 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.
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