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Property profile & analytics
OFF-MARKET
Estimated value
$555,000
Turn key restaurants
28900 Western Ave Rancho Palos Verdes, CA 90275-0805
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6877628
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1923
Construction
WOOD
Total area
2,950 SF
Lot
0.56 ac (24,305 SF)
Zoning code
LCC1*
APN
7445-005-002
UPID
US09-6877628
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
$360k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$746k
Blend (final)
Blend
$555k
Owner & transaction history
Um1 LLC · 7 yrs held
Um1 LLC
since 2019
4 recorded transactions
Zoning & alternative use
LCC1* · 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
$360,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$555k
Range $500k – $611k · ±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
$188 / 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
$26,305
Tax year 2024
Assessed value
$2,077,922
Assessed 2024
Previous assessed
$2,077,922
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$1,531,102
Assessed improvement
$546,820
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1923
Construction
WOOD
Heating
NONE
Stories
1
Total area
2,950 SF
Lot
0.56 ac (24,305 SF)
Zoning code
LCC1*
APN
7445-005-002
UPID
US09-6877628
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC1* · Rancho Palos Verdes, CA
Zoning LCC1* · permitted uses
LCC1* · 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
1923
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.56 ac
Current owner
From public records · entity-resolved
Um1 LLC
Entity
Mailing address
13037 SAN VICENTE BLVD, LOS ANGELES, CA 90049-4814
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 18, 2019
$1,900,000
Um1 LLC
Robyn E Simmons
Grant Deed
$1,425,000 · Jpmorgan Chase Bank NA
Aug 15, 2017
—
Robyn E Simmons
Mcgowan Michael M Trust
Quit Claim Deed
related
—
Apr 7, 2008
—
Mcgowan Michael M Living Trust
Mcgowan,michael M
Quit Claim Deed
related
—
Dec 28, 2007
—
Mcgowan M M Special Trust
Mcgowan,michael M
Quit Claim Deed
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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