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Property profile & analytics
OFF-MARKET
Estimated value
$4,940,000
Turn key restaurants
2701 Pacific Coast Hwy Hermosa Beach, CA 90254-2251
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0058740
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1967
Construction
TILT-UP CONCRETE
Total area
6,031 SF
Lot
0.55 ac (23,809 SF)
Zoning code
HBC3*
APN
4169-036-020
UPID
US10-0058740
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
$5.40M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.95M
Blend (final)
Blend
$4.94M
Owner & transaction history
Sepulveda Blvd Properties LLC · 6 yrs held
Sepulveda Blvd Properties LLC
since 2020
Last sale
$4.9M
7 recorded transactions
Zoning & alternative use
HBC3* · Hermosa Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$4.0M
+2.4%
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
$5,115,000
ML approach
$5,400,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$3,925,000
Current use
APARTMENT HOUSE (5+ UNITS)
$4,025,000
Change: +2% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,670,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$4.94M
Range $4.45M – $5.43M · ±10% · vs last sale $4.85M (Jul 8 2020)
Last sale anchor
$4.85M
Jul 8 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
$819 / 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
$59,796
Tax year 2024
Assessed value
$5,146,858
Assessed 2024
Previous assessed
$5,146,858
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$4,244,832
Assessed improvement
$902,026
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1967
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Stories
1
Total area
6,031 SF
Lot
0.55 ac (23,809 SF)
Zoning code
HBC3*
APN
4169-036-020
UPID
US10-0058740
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.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$3.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.7M
RESTAURANT Current
APARTMENT HOUSE (5+ UNITS)
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
1967
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.55 ac
Current owner
From public records · entity-resolved
Sepulveda Blvd Properties LLC
Entity
Free & Clear · 6 yrs held
Mailing address
225 S SEPULVEDA BLVD, MANHATTAN BEACH, CA 90266-6825
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 8, 2020
$4,850,000
Sepulveda Blvd Properties LLC
Segal Family LLC
Grant Deed
—
Nov 13, 2018
—
Segal Family LLC
Segal Family Ptshp
Quit Claim Deed
—
Sep 28, 2000
—
Segal
Segal,r & J Trustees
Quit Claim Deed
related
—
Apr 4, 2000
—
Segal Family Partnership
Segal,j M
Quit Claim Deed
related
—
Mar 6, 2000
—
Familey Ptnrshp Segal
Segal,r & J Trustees
Quit Claim Deed
related
—
Mar 6, 2000
$56,500
Segal Family Partnership
Hermosa Associates
Trustees Deed
—
May 5, 1998
$375,000
Segal Family Partnership
S & W Realty Co
Trustees Deed
—
May 5, 1998
—
S & W Realty
Hermosa Assoc,
Trustees Deed
related
—
Aug 25, 1995
—
Robert E Segal
Segal,r E
Quit Claim Deed
related
—
Feb 5, 1993
$14,000
Segal R Al
—
Grant Deed
related
—
Dec 17, 1992
—
Segal Robert
—
Deed Of Trust
related
—
Jul 23, 1992
—
Segal Robert
—
Deed Of Trust
related
—
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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