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Property profile & analytics
OFF-MARKET
Estimated value
$1,110,000
Investment properties
324 Manhattan Bch Blvd Manhattan Beach, CA 90266-5357
Entity Owned
18-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6618060
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1974
Construction
TILT-UP CONCRETE
Total area
4,654 SF
Lot
0.06 ac (2,690 SF)
Zoning code
MNCD
APN
4179-006-005
UPID
US09-6618060
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
-
Gum Tree (Bike/Boat/Book/etc) Store
-
Law Offices of Scott Dinsmore, APC Law Firm
-
Northwood Properties Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.45M
Comparable Approach
Comparable
$777k
Blend (final)
Blend
$1.11M
Owner & transaction history
Beach Man Properties LLC · 18 yrs held
Beach Man Properties LLC
since 2008
3 recorded transactions
Zoning & alternative use
MNCD · Manhattan Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.8M
+24.0%
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 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
by Request
CAP Approach
CAP Return
Estimation
6%
$1,570,000
6.5%
$1,450,000
7%
$1,345,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,440,000
Current use
RETAIL STORES
$1,785,000
Change: +24% · Conversion: Easy
WAREHOUSE, STORAGE
$1,365,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$1.11M
Range $999k – $1.22M · ±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
$239 / 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
$43,461
Tax year 2024
Assessed value
$3,740,946
Assessed 2024
Previous assessed
$3,740,946
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$2,446,749
Assessed improvement
$1,294,197
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
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1974
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
4,654 SF
Lot
0.06 ac (2,690 SF)
Zoning code
MNCD
APN
4179-006-005
UPID
US09-6618060
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
MNCD · Manhattan Beach, CA
Zoning MNCD · permitted uses
MNCD · 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
COMMERCIAL (GENERAL) Current
Est. value
$1.4M
RETAIL STORES
Est. value
$1.8M
WAREHOUSE, STORAGE
Est. value
$1.4M
COMMERCIAL (GENERAL) Current
RETAIL STORES
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
1974
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.06 ac
Current owner
From public records · entity-resolved
Beach Man Properties LLC
Entity
Free & Clear · 18 yrs held
Mailing address
2708 OCEAN DR, MANHATTAN BEACH, CA 90266-2151
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 3, 2008
$2,905,000
Beach Man Properties LLC
Andrews Betty I Fam Trust
Grant Deed
—
Apr 16, 2007
—
Andrews James G Tr
Andrews,betty I
Affidavit Of Death
related
—
Dec 21, 2000
—
Andrews,betty I & James G Co-tru
Andrews B I Trustee,
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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