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Property profile & analytics
OFF-MARKET
Estimated value
$560,000
Apartment buildings
32 16th St Hermosa Beach, CA 90254-3401
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0055936
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1923
Construction
WOOD
Total area
3,786 SF
Lot
0.08 ac (3,531 SF)
Zoning code
HBR2B2*
APN
4183-005-028
UPID
US10-0055936
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
$395k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$354k
Blend (final)
Blend
$560k
Owner & transaction history
Melrose Place Hb LLC · 3 yrs held
Melrose Place Hb LLC
since 2022
6 recorded transactions
Zoning & alternative use
HBR2B2* · Hermosa Beach, 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 Hermosa Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hermosa 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
by Request
ML approach
$395,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$560k
Range $504k – $616k · ±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
$148 / 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
$47,373
Tax year 2024
Assessed value
$4,284,000
Assessed 2024
Previous assessed
$4,284,000
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$4,182,000
Assessed improvement
$102,000
Applied tax rate
4.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1923
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Units
7
Bathrooms
6
Total area
3,786 SF
Lot
0.08 ac (3,531 SF)
Zoning code
HBR2B2*
APN
4183-005-028
UPID
US10-0055936
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
HBR2B2* · Hermosa Beach, CA
Zoning HBR2B2* · permitted uses
HBR2B2* · Hermosa Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hermosa Beach. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1923
Construction
WOOD
Heating
NONE
Cooling
Yes
Buildings
2
Units
7
Bathrooms
6
Lot
0.08 ac
Current owner
From public records · entity-resolved
Melrose Place Hb LLC
Entity
Mailing address
1007 N SEPULVEDA BLVDPMB1742, MANHATTAN BEACH, CA 90267-0908
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Nov 1, 2022
—
Melrose Place Hb LLC
Eika LLC
Grant Deed
$5,140,000 · Shanghai Kids Limited
Aug 2, 2022
—
James J Jeffries
James J Jeffries
Intrafamily Transfer
related
—
Jul 29, 2022
$4,200,000
Eika LLC
James J Jeffries
Grant Deed
—
Feb 23, 2022
—
James J Jeffries
Joseph Samuel Jeffries
Affidavit Death Of Trustee/successor Trustee
related
—
Aug 18, 2006
—
Jeffries Joseph S Family Trust
Jeffries,joseph S
Quit Claim Deed
related
—
Feb 18, 1999
—
Joseph S Jeffries
Jeffries,f E
Quit Claim Deed
related
—
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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