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Property profile & analytics
OFF-MARKET
Estimated value
$505,000
Investment properties
3216 Highland Ave Manhattan Beach, CA 90266-3833
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6293819
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1938
Construction
WOOD
Total area
2,768 SF
Lot
0.08 ac (3,510 SF)
Zoning code
MNCNE-D5
APN
4175-020-015
UPID
US09-6293819
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
-
Pisces Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$315k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$596k
Blend (final)
Blend
$505k
Owner & transaction history
Raptor Ridge Capital LLC
Raptor Ridge Capital LLC
since 2026
4 recorded transactions
Zoning & alternative use
MNCNE-D5 · Manhattan 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 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
by Request
ML approach
$315,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$815,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$505k
Range $455k – $556k · ±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
$182 / 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
$14,395
Tax year 2024
Assessed value
$1,202,101
Assessed 2024
Previous assessed
$1,202,101
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$840,026
Assessed improvement
$362,075
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1938
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Units
3
Bathrooms
2
Total area
2,768 SF
Lot
0.08 ac (3,510 SF)
Zoning code
MNCNE-D5
APN
4175-020-015
UPID
US09-6293819
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
MNCNE-D5 · Manhattan Beach, CA
Zoning MNCNE-D5 · permitted uses
MNCNE-D5 · 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
WAREHOUSE, STORAGE
Est. value
$815,000
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
1938
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Units
3
Bathrooms
2
Lot
0.08 ac
Current owner
From public records · entity-resolved
Raptor Ridge Capital LLC
Entity
Mailing address
225 24TH ST, MANHATTAN BEACH, CA 90266-4322
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 5, 2026
$3,325,000
Raptor Ridge Capital LLC
Bruce Hitchman
Deed
$2,327,500 · Crosscountry Mortgage LLC
Oct 30, 2001
$830,000
Rick E Keppler
Merritt Trust
Grant Deed
$440,500 · Malaga Bank
Jul 19, 2000
—
Merritt Bruce G
Merritt,b G & V J
Quit Claim Deed
related
—
—
—
Rick F Keppler
—
Deed Of Trust
related
$350,000 · Lone Oak Fund LLC
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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