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Property profile & analytics
OFF-MARKET
Estimated value
$57,950,000
Community centers
31098 Hawthorne Blvd Rancho Palos Verdes, CA 90275
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6281915
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1966
Construction
WOOD
Total area
57,280 SF
Lot
3.85 ac (167,777 SF)
Zoning code
RPCN*
APN
7573-001-014
UPID
US09-6281915
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
$81.08M
Blend (final)
Blend
$57.95M
Owner & transaction history
Golden Cove Center LLC · 9 yrs held
Golden Cove Center LLC
since 2016
7 recorded transactions
Zoning & alternative use
RPCN* · Rancho Palos Verdes, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$37.3M
+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
$34,860,000
Current use
RESTAURANT
$37,300,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$57.95M
Range $52.16M – $63.75M · ±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
$1,012 / 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
$279,597
Tax year 2024
Assessed value
$23,048,586
Assessed 2024
Previous assessed
$23,048,586
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$9,767,340
Assessed improvement
$13,281,246
Applied tax rate
7.0000
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
1966
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
4
Stories
1
Total area
57,280 SF
Lot
3.85 ac (167,777 SF)
Zoning code
RPCN*
APN
7573-001-014
UPID
US09-6281915
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
RPCN* · Rancho Palos Verdes, CA
Zoning RPCN* · permitted uses
RPCN* · 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
$34.9M
RESTAURANT
Est. value
$37.3M
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
1966
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
4
Lot
3.85 ac
Current owner
From public records · entity-resolved
Golden Cove Center LLC
Entity
Mailing address
4964 SMT VW DR, WESTLAKE VILLAGE, CA 91362-5610
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 17, 2017
—
Golden Cove Center LLC
—
Correction Deed
related
$28,050,000 · Macquarie Investments Us INC Macquarie Investments Us INC
Nov 14, 2016
—
Golden Cove Center LLC
Golden Cove LLC
Quit Claim Deed
$28,050,000 · Other Institutional Lenders
Feb 13, 2007
—
Behzad Ghermezi
Ghermezi,estrela N
Quit Claim Deed
—
Feb 13, 2007
$6,315,000
Golden Cove LLC
Maxxam Ents LLC
Grant Deed
—
Feb 13, 2007
$680,000
Golden Cove LLC
Ghermezi,behzad
Grant Deed
—
Feb 13, 2007
$1,360,000
Golden Cove LLC
Pakravan,khosrow
Grant Deed
—
Feb 13, 2007
$16,580,000
Golden Cove LLC
Pakravan,farid
Grant Deed
—
Feb 13, 2007
$12,500,000
Golden Cove LLC
One Cap Holdings
Grant Deed
—
Oct 1, 2002
—
Golden Cove Group LLC
—
Trustees Deed
related
$4,400,000 · Far East National Bank
Jun 18, 1997
—
Golden Cove Group LLC
Meridian Industrial Trust INC
Grant Deed
$2,425,000 · Fremont Investment & Loan
Feb 28, 1996
$1,717,000
Meridian Industrial Trust INC
Meridian Point Realty Trust 83
Grant Deed
related
—
—
—
Golden Cove Group LLC
—
Deed Of Trust
related
$197,136 · Far East National Bank
—
—
Golden Cove Group LLC
—
Deed Of Trust
related
$4,393,705 · Far East National Bank
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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