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Property profile & analytics
OFF-MARKET
Estimated value
$650,000
Office buildings
28916 Western Ave Rancho Palos Verdes, CA 90275-0805
Entity Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0169825
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1957
Construction
WOOD
Total area
1,490 SF
Lot
0.31 ac (13,437 SF)
Zoning code
LCC1YY
APN
7445-005-007
UPID
US10-0169825
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
$535k
Comparable Approach
Comparable
$606k
Blend (final)
Blend
$650k
Owner & transaction history
28916 South Western Avenue LLC · 10 yrs held
28916 South Western Avenue LLC
since 2016
5 recorded transactions
Zoning & alternative use
LCC1YY · Rancho Palos Verdes, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$905,000
+35.7%
Auto repair, garage
$690,000
+3.1%
Medical building
$675,000
+1.4%
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 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%
$580,000
6.5%
$535,000
7%
$495,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$670,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$905,000
Change: +36% · Conversion: Difficult
AUTO REPAIR, GARAGE
$690,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$675,000
Change: +1% · Conversion: Easy
RETAIL STORES
$570,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$650k
Range $585k – $715k · ±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
$436 / 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
$18,091
Tax year 2024
Assessed value
$1,450,727
Assessed 2024
Previous assessed
$1,450,727
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$1,276,642
Assessed improvement
$174,085
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1957
Construction
WOOD
Heating
NONE
Cooling
OTHER
Stories
1
Units
1
Total area
1,490 SF
Lot
0.31 ac (13,437 SF)
Zoning code
LCC1YY
APN
7445-005-007
UPID
US10-0169825
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC1YY · Rancho Palos Verdes, CA
Zoning LCC1YY · permitted uses
LCC1YY · 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
OFFICE BUILDING Current
Est. value
$670,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$905,000
AUTO REPAIR, GARAGE
Est. value
$690,000
MEDICAL BUILDING
Est. value
$675,000
RETAIL STORES
Est. value
$570,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
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
1957
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
0.31 ac
Current owner
From public records · entity-resolved
28916 South Western Avenue LLC
Entity
Mailing address
15308 INGLEWOOD AVE, LAWNDALE, CA 90260-1945
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 23, 2022
—
28916 South Western Avenue LLC
—
Deed
related
$699,500 · Firstrust Bank
Mar 5, 2021
—
28916 South Western Avenue LLC
—
Deed
related
$699,500 · Firstrust Bank
Jul 3, 2018
—
28916 South Western Avenue LLC
—
Deed
related
$415,000 · United Community Bank
May 27, 2016
$1,250,000
28916 South Western Avenue LLC
Rolling Hills Ah Properties LLC
Grant Deed
$1,250,000 · Rolling Hills Ah Properties LLC
Apr 2, 2009
$1,350,000
Rolling Hills Ah Properties Ll
Streeter Family Trust
Grant Deed
$1,147,500 · Bank Of America
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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