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Property profile & analytics
FOR LEASE
Community centers
28500 S Western Ave Rancho Palos Verdes, CA 90275
Entity Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6355901
For Lease
1 / 2
$4,875/Mo
28500 S Western Ave, Rancho Palos Verdes, CA 90275
View Listing →
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1976
Total area
49,702 SF
Lot
4.1 ac (178,389 SF)
Zoning code
RPCG*
APN
7444-001-003
UPID
US09-6355901
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
$18.13M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$16.10M
Owner & transaction history
Wlp Westmont Plaza LLC · 12 yrs held
Wlp Westmont Plaza LLC
since 2014
7 recorded transactions
Zoning & alternative use
RPCG* · Rancho Palos Verdes, 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 Rancho Palos Verdes submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rancho Palos Verdes 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%
$19,635,000
6.5%
$18,125,000
7%
$16,830,000
Blend value · Realmo final
$16.10M
Range $14.49M – $17.70M · ±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
$324 / 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
$238,257
Tax year 2024
Assessed value
$17,787,034
Assessed 2024
Previous assessed
$17,787,034
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$9,013,699
Assessed improvement
$8,773,335
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
Community centers
Use group
MINI-MALL
Status
For Lease
Year built
1976
Heating
NONE
Cooling
YES
Buildings
3
Stories
1
Total area
49,702 SF
Lot
4.1 ac (178,389 SF)
Zoning code
RPCG*
APN
7444-001-003
UPID
US09-6355901
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
RPCG* · Rancho Palos Verdes, CA
Zoning RPCG* · permitted uses
RPCG* · Rancho Palos Verdes, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rancho Palos Verdes. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1976
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Lot
4.1 ac
Current owner
From public records · entity-resolved
Wlp Westmont Plaza LLC
Entity
Mailing address
13337 SS ST #415, CERRITOS, CA 90703-7308
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
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
Oct 4, 2021
—
Wlp Westmont Plaza LLC
—
Deed
related
$5,100,000 · Bank Of The West
Mar 18, 2014
$14,800,148
Wlp Westmont Plaza LLC
Tridiamonid LLC
Grant Deed
$2,900,000 · Shinhan Bank America
Feb 8, 2007
—
Tridiamond LLC
—
Deed Of Trust
related
$2,000,000 · Pacific Alliance Bank
Jan 9, 2006
—
Tridiamond LLC
Tripeak LLC
Grant Deed
—
May 27, 2005
—
Tripeak LLC
Tridiamond LLC
Grant Deed
—
Dec 21, 2004
—
Tridiamond LLC
Donahue Schriber Realty Grp
Grant Deed
$8,134,000 · Bank Of East Asia
Nov 17, 2004
—
Donahue Schriber Realty Group
—
Deed Of Trust
related
$475,000,000 · Bank Of America
May 1, 1998
—
Schriber Rlty Gro Donahue
Diversified Dev,
Grant Deed
related
—
Mar 23, 1988
—
Diversified Dev
—
Deed Of Trust
related
—
—
—
Tripeak LLC
—
Deed Of Trust
related
$1,000,000 · Yuah L Chen
—
—
Tridiamond LLC
—
Deed Of Trust
related
$8,350,000 · Tomatobank NA
—
—
Tridiamond LLC
—
Deed Of Trust
related
$1,950,000 · Pacific Alliance 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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