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Property profile & analytics
OFF-MARKET
Estimated value
$725,000
Assisted living facilities
317 Aviation Blvd Manhattan Beach, CA 90266-7017
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6292277
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1972
Construction
WOOD
Total area
1,524 SF
Lot
0.12 ac (5,295 SF)
Zoning code
MNRS
APN
4163-004-003
UPID
US09-6292277
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
$675k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$633k
Blend (final)
Blend
$725k
Owner & transaction history
Denish Kumar · 5 yrs held
Denish Kumar
since 2021
Last sale
$780,000
7 recorded transactions
Zoning & alternative use
MNRS · Manhattan Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$930,000
+120.4%
Auto repair, garage
$705,000
+67.5%
Medical building
$695,000
+64.6%
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 Manhattan Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Manhattan Beach 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
$765,000
ML approach
$675,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$930,000
Change: +120% · Conversion: Difficult
AUTO REPAIR, GARAGE
$705,000
Change: +68% · Conversion: Difficult
MEDICAL BUILDING
$695,000
Change: +65% · Conversion: Difficult
RETAIL STORES
$585,000
Change: +39% · Conversion: Difficult
COMMERCIAL (GENERAL)
$470,000
Change: +12% · Conversion: Difficult
WAREHOUSE, STORAGE
$450,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$725k
Range $653k – $798k · ±10% · vs last sale $780k (May 3 2021)
Last sale anchor
$780k
May 3 2021
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
$476 / 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
$18,162
Tax year 2024
Assessed value
$1,379,569
Assessed 2024
Previous assessed
$1,379,569
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$1,273,449
Assessed improvement
$106,120
Applied tax rate
6.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1972
Construction
WOOD
Heating
CENTRAL
Stories
1
Units
1
Rooms
8
Bathrooms
2
Total area
1,524 SF
Lot
0.12 ac (5,295 SF)
Zoning code
MNRS
APN
4163-004-003
UPID
US09-6292277
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
MNRS · Manhattan Beach, CA
Zoning MNRS · permitted uses
MNRS · Manhattan Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Manhattan Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$930,000
AUTO REPAIR, GARAGE
Est. value
$705,000
MEDICAL BUILDING
Est. value
$695,000
RETAIL STORES
Est. value
$585,000
COMMERCIAL (GENERAL)
Est. value
$470,000
WAREHOUSE, STORAGE
Est. value
$450,000
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
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
1972
Construction
WOOD
Heating
CENTRAL
Stories
1
Units
1
Rooms
8
Bathrooms
2
Lot
0.12 ac
Current owner
From public records · entity-resolved
Denish Kumar
Individual
Mailing address
23514 ATMORE AVE, CARSON, CA 90745-5708
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
26 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 3, 2021
—
Denish Kumar
Denish Kumar
Intrafamily Transfer
related
$519,000 · United Wholesale Mortgage
Oct 7, 2020
—
Kumar,george Living Trust
George Kumar
Quit Claim Deed
related
—
May 29, 2014
—
George Kumar
George,kumar
Quit Claim Deed
related
—
Apr 30, 2014
—
George Kumar
George Kumar
Intrafamily Transfer
related
$579,614 · Pennymac Loan Services LLC
Jan 6, 2010
—
George Kumar
Kumar,denish
Quit Claim Deed
related
—
Feb 4, 2009
$780,000
Denish Kumar
Gmac Mtg LLC
Grant Deed
$634,920 · Home Savings Of America
Aug 28, 2008
$774,000
Gmac Mtg LLC
Ets Services LLC
Trustees Deed
related
—
Jul 25, 2008
$774,000
Gmac Mortgage LLC
Ets Services LLC
Trustees Deed
related
—
Feb 21, 2006
—
Nelson Cabral
Ricabar,albert M
Grant Deed
—
Nov 29, 2004
$750,000
Albert M Ricabar
Pangindian,gene & Aida
Grant Deed
$600,000 · Countrywide Bank
Oct 2, 2003
—
Gene Pangindian
Pangindian,gene J & Aida P
Quit Claim Deed
related
$561,000 · Wmc Mortgage Corp
Oct 1, 2003
—
Aida Pangindian
Pangindian,gene J & Aida P
Quit Claim Deed
related
$561,000 · Wmc Mortgage Corp
Jul 18, 2003
—
Gene J Pangindian
Pangindian,frances I
Quit Claim Deed
related
—
Jul 17, 2003
—
Gene J Pangindian
Pangindian,frances L
Quit Claim Deed
related
—
Jan 24, 2002
$450,000
Frances I Pangindian
Santos,gloria J
Grant Deed
$360,000 · Wmc Mortgage Corp
Apr 6, 2001
$420,000
Gloria J Santos
Kula Trust
Grant Deed
$336,000 · World Savings Bank
May 17, 2000
—
Kula,donald J Trustee
Kula,d J
Quit Claim Deed
related
—
Oct 1, 1996
$235,000
Donald J Kula
William J Wilcox Estates
Grant Deed
$188,000 · Glendale Federal Bank
Nov 1, 1993
—
William J Wilcox
—
Deed Of Trust
related
—
Sep 14, 1972
$42,000
—
—
Grant Deed
related
$32,000
—
—
Albert M Ricabar
—
Deed Of Trust
related
$150,000 · Countrywide Home Loans INC
—
—
Frances I Pangindlan
—
Deed Of Trust
related
$90,000 · Wmc Mortgage Corp
—
—
Nelson Cabral
—
Deed Of Trust
related
$100,000 · Denish Kumar
—
—
Nelson Cabral
—
Deed Of Trust
related
$900,000 · Db Home Lending LLC
—
—
Donald J Kula
—
Deed Of Trust
related
$246,750 · Downey S & L (wholesale)
—
—
William J Wilcox Estate
—
Deed Of Trust
related
$7,300 · Cochran Investment Co INC
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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