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Property profile & analytics
OFF-MARKET
Estimated value
$21,330,000
Community centers
28090 Western Ave San Pedro, CA 90732-1246
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US09-7146136
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2002
Construction
TILT-UP CONCRETE
Total area
57,027 SF
Lot
4.85 ac (211,192 SF)
Zoning code
LAP
APN
7442-030-206
UPID
US09-7146136
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
$20.80M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$21.33M
Owner & transaction history
Albertsons LLC · 9 yrs held
Albertsons LLC
since 2016
7 recorded transactions
Zoning & alternative use
LAP · San Pedro, 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 San Pedro submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Pedro 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$22,530,000
6.5%
$20,795,000
7%
$19,310,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$34,705,000
Current use
Blend value · Realmo final
$21.33M
Range $19.20M – $23.46M · ±10%
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
$374 / 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
$315,172
Tax year 2024
Assessed value
$25,146,025
Assessed 2024
Previous assessed
$25,146,025
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$14,155,734
Assessed improvement
$10,990,291
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
2002
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Stories
1
Total area
57,027 SF
Lot
4.85 ac (211,192 SF)
Zoning code
LAP
APN
7442-030-206
UPID
US09-7146136
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAP · San Pedro, CA
Zoning LAP · permitted uses
LAP · San Pedro, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Pedro. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$34.7M
NEIGHBORHOOD: SHOPPING CENTER Current
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
2002
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
4.85 ac
Current owner
From public records · entity-resolved
Albertsons LLC
Entity
Mailing address
PO BOX 800729, DALLAS, TX 75380-0729
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 2, 2016
—
Albertsons LLC
Hh Property South LLC
Quit Claim Deed
related
—
Jun 1, 2015
—
Haggen Property South LLC
Abs Ca-gl LLC
Quit Claim Deed
related
—
Apr 15, 2013
—
Abs Ca-gl LLC
New Albertsons LLC
Warranty Deed
—
Dec 4, 2012
—
New Albertsons INC
—
Deed Of Trust
related
$1,850,000,000 · Credit Suisse Ag
Nov 7, 2011
—
Inland American San Pedro Gard
—
Deed Of Trust
related
$65,600,000 · Charter One
Dec 30, 2002
—
Mcw-rc Ca-garden Village LLC
Maxquaire Countrywide Regency
Grant Deed
$9,915,000 · Bear Stearns Commercial Mtg
Oct 7, 2002
—
Macquaire Counrtywide-regency
Regency Centers LP
Quit Claim Deed
related
—
Dec 12, 2000
—
Regency Centers
Mfrs Life Ins,
Grant Deed
related
—
Dec 8, 2000
—
Life Ins USA Mfrs
Mfrs Life Ins,
Quit Claim Deed
related
—
Nov 4, 1997
$4,500,000
Manufacturers Life Insurance
Gardens,westmont
Trustees Deed
—
—
—
Abs Ca-gl LLC
—
Deed Of Trust
related
$1,050,000,000 · Bank Of America
—
—
Abs Ca-gl LLC
—
Deed Of Trust
related
$1,450,000,000 · Citibank NA
—
—
Inland American San Pedro Gard
—
Deed Of Trust
related
$56,702,000 · Charter One
—
—
Haggen Property South LLC
—
Deed Of Trust
related
$25,000,000 · Haggen Property Lender LLC Haggen Property Lender LLC
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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