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Property profile & analytics
OFF-MARKET
Estimated value
$1,985,000
Office buildings
29178 Heathercliff Rd Malibu, CA 90265-4177
Trust Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6936527
Property summary
AI-generated overview
This exceptional two-story, 6,484 square foot executive office building, designed by renowned architect Ed Niles, presents a unique leasing opportunity. Located on Heathercliff Road in Los Angeles County, this multi-tenant property offers 1,400 square feet of immediately available space. The building boasts high ceilings and floor-to-ceiling windows, ensuring abundant natural light throughout. Enjoy a private patio area surrounded by lush greenery, providing a tranquil work environment. Ample surface parking is available with 22 spaces. The property sits on a 0.34-acre lot (approximately 14,919 square feet) and is zoned LCC2YY. Its convenient location offers easy access to the Pacific Coast Highway, less than five minutes from beaches, and within walking distance of various retail and restaurant amenities. Built in 1986, this well-maintained building provides a sophisticated and productive workspace. The APN is 4466-021-004. This is an ideal location for businesses seeking a prestigious and convenient office space in a desirable coastal setting. The available space is perfect for a variety of executive office needs.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Construction
CONCRETE
Total area
6,484 SF
Lot
0.34 ac (14,921 SF)
Zoning code
LCC2YY
APN
4466-021-004
UPID
US09-6936527
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
Current use
Occupant on record · Public records
-
Kathy Ellis Malibu Real Estate Real Estate Agency
-
Living the Dream Malibu Real Estate Agency
-
Susan Monus Real Estate Agency
-
Coldwell Banker Realty - Malibu - Cortazzo Real Estate Agency
-
Samantha Binah, Coldwell Banker Realty Malibu West Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.33M
Comparable Approach
Comparable
$1.55M
Blend (final)
Blend
$1.99M
Owner & transaction history
Niles Living Trust · 1 yrs held
Niles Living Trust
since 2025
Last sale
$2.0M
6 recorded transactions
Zoning & alternative use
LCC2YY · Malibu, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.0M
+3.1%
Medical building
$2.9M
+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 Malibu submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Malibu 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%
$2,520,000
6.5%
$2,325,000
7%
$2,160,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,910,000
Current use
AUTO REPAIR, GARAGE
$3,000,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$2,945,000
Change: +1% · Conversion: Easy
RETAIL STORES
$2,485,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$1.99M
Range $1.79M – $2.18M · ±10% · vs last sale $2.03M (Apr 2 2025)
Last sale anchor
$2.03M
Apr 2 2025
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
$306 / 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
$14,756
Tax year 2024
Assessed value
$1,122,076
Assessed 2024
Previous assessed
$1,122,076
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$158,530
Assessed improvement
$963,546
Applied tax rate
10.0000
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
OFFICE BUILDING
Status
Off-Market
Year built
1986
Construction
CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
6,484 SF
Lot
0.34 ac (14,921 SF)
Zoning code
LCC2YY
APN
4466-021-004
UPID
US09-6936527
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC2YY · Malibu, CA
Zoning LCC2YY · permitted uses
LCC2YY · Malibu, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Malibu. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$3.0M
MEDICAL BUILDING
Est. value
$2.9M
RETAIL STORES
Est. value
$2.5M
OFFICE BUILDING Current
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
1986
Construction
CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.34 ac
Current owner
From public records · entity-resolved
Niles Living Trust
Trust
Mailing address
34555 PACIFIC COAST HWY, MALIBU, CA 90265-2371
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 2, 2025
$2,027,500
Niles Living Trust
Heathercliff LLC
Grant Deed
—
Sep 15, 2022
—
Edward R Niles
29178 LLC
Grant Deed
—
Aug 16, 2021
—
29178 LLC
—
Deed
related
$900,000 · Kansas City Life Insurance Comapny
Jul 28, 2011
—
29178 LLC
Sidley,milton & Saralyn I
Grant Deed
$1,100,000 · Kansas City Life Insurance Co
Sep 7, 2005
—
Niles Trust
Niles,edward R & Kay M
Quit Claim Deed
related
—
—
—
Edward Niles
—
Deed Of Trust
related
$1,105,000 · Fidelity Fsb
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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