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Property profile & analytics
OFF-MARKET
Estimated value
$1,400,000
Investment properties
29505 Western Ave Rancho Palos Verdes, CA 90275-1355
Trust Owned
15-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8411303
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1988
Construction
WOOD
Total area
6,265 SF
Lot
0.55 ac (24,129 SF)
Zoning code
RPRS-4*
APN
7557-039-005
UPID
US09-8411303
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
$1.95M
Comparable Approach
Comparable
$857k
Blend (final)
Blend
$1.40M
Owner & transaction history
Song 2011 Family Trust · 15 yrs held
Song 2011 Family Trust
since 2011
7 recorded transactions
Zoning & alternative use
RPRS-4* · 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%
$2,115,000
6.5%
$1,950,000
7%
$1,810,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,935,000
Current use
WAREHOUSE, STORAGE
$1,840,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$1.40M
Range $1.26M – $1.54M · ±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
$223 / 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
$36,619
Tax year 2024
Assessed value
$2,757,036
Assessed 2024
Previous assessed
$2,757,036
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$1,758,476
Assessed improvement
$998,560
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1988
Construction
WOOD
Heating
NONE
Stories
1
Units
5
Total area
6,265 SF
Lot
0.55 ac (24,129 SF)
Zoning code
RPRS-4*
APN
7557-039-005
UPID
US09-8411303
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
COMMERCIAL (GENERAL) Current
Est. value
$1.9M
WAREHOUSE, STORAGE
Est. value
$1.8M
COMMERCIAL (GENERAL) Current
WAREHOUSE, STORAGE
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
1988
Construction
WOOD
Heating
NONE
Stories
1
Units
5
Lot
0.55 ac
Current owner
From public records · entity-resolved
Song 2011 Family Trust
Trust
Mailing address
3092 BELLE RIV DR, HACIENDA HEIGHTS, CA 91745-6103
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 20, 2021
—
Sig Song Bum
—
Deed
related
$790,000 · Woori America Bank
Apr 13, 2011
—
Song 2011 Family Trust
Song,bum S & Kyung O
Quit Claim Deed
related
—
Dec 7, 2010
$2,195,000
Bum S Song
29505 S Western Avenue
Grant Deed
$1,145,000 · Pacific City Bank
Jan 18, 2005
$2,040,000
29505 S Western Avenue
Wadhwani,narayan D
Grant Deed
$550,000 · First Republic Bank
Jun 8, 1988
$900,000
Lb
Std
Grant Deed
$1,375,000 · Standard Insurance Co
—
—
Narayan D Wadhwani
—
Deed Of Trust
related
$125,000 · Korn Trust
—
—
Narayan D Wadhwani
—
Deed Of Trust
related
$22,968 · L B Ptshp
—
—
Narayan D Wadhwani
—
Deed Of Trust
related
$525,000 · Standard Insurance Co
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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