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Property profile & analytics
OFF-MARKET
Estimated value
$179,210,000
Community centers
28821 Western Ave Rancho Palos Verdes, CA 90275
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-6705922
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1970
Construction
TILT-UP CONCRETE
Total area
183,859 SF
Lot
11.15 ac (485,909 SF)
Zoning code
RPRS-4*
APN
7550-019-018
UPID
US09-6705922
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
$179.21M
Owner & transaction history
B10 Mountain A La LP · 1 yrs held
B10 Mountain A La LP
since 2025
7 recorded transactions
Zoning & alternative use
RPRS-4* · Rancho Palos Verdes, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$119.7M
+7.0%
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 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$111,895,000
Current use
RESTAURANT
$119,725,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$179.21M
Range $161.29M – $197.13M · ±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
$975 / 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
$907,490
Tax year 2024
Assessed value
$68,269,765
Assessed 2024
Previous assessed
$68,269,765
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$28,445,735
Assessed improvement
$39,824,030
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
Off-Market
Year built
1970
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
4
Stories
1
Total area
183,859 SF
Lot
11.15 ac (485,909 SF)
Zoning code
RPRS-4*
APN
7550-019-018
UPID
US09-6705922
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
RPRS-4* · Rancho Palos Verdes, CA
Zoning RPRS-4* · permitted uses
RPRS-4* · 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.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$111.9M
RESTAURANT
Est. value
$119.7M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
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
1970
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
4
Lot
11.15 ac
Current owner
From public records · entity-resolved
B10 Mountain A La LP
Entity
Mailing address
PO BOX 130339, CARLSBAD, CA 92013-0339
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
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 21, 2025
—
B10 Mountain A La LP
Roic California LLC
Grant Deed
—
Mar 20, 2017
$54,100,000
Roic California LLC
Terraces Subsidiary LLC
Grant Deed
—
Jun 3, 2013
$14,584,645
Terraces Subsidiary LLC
Terraces Rancho Palos Verdes LLC
Grant Deed
$24,000,000 · Wells Fargo Bank NA
Jan 24, 2007
—
Rancho Palos Verdes L Terraces
Clement,carl J
Grant Deed
—
Nov 15, 2005
$420,000
Patricia J Rahn
Guardian Equity Growth LLC
Grant Deed
—
Nov 15, 2005
—
Patricia J Rahn
Rahn,john B
Quit Claim Deed
related
—
Jul 18, 2005
—
Carl J Clement
Clement,catherine
Quit Claim Deed
$24,000,000 · Column Financial INC
May 24, 2001
—
Top Teachers INC
P V Terraces INC
Grant Deed
related
—
Jun 30, 1998
—
Terraces Pv
Terraces,ptnrs
Quit Claim Deed
related
—
May 10, 1994
$9,200,000
West Coast Terraces
Colony Mb Partne
Grant Deed
$5,980,000 · Seller
Nov 23, 1993
—
Colony Mb Partners
—
Trustees Deed
related
—
—
—
Bally Total Fitness Of Ca INC
—
Deed Of Trust
related
—
—
—
Terraces Partners LP
—
Deed Of Trust
related
$7,000,000 · Fremont Investment & Loan
—
—
Bally Total Fitness Of Ca INC
—
Deed Of Trust
related
—
—
—
Colony Mb Partners LP
—
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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