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Property profile & analytics
OFF-MARKET
Estimated value
$560,000
Retail space
420 Pier Ave Hermosa Beach, CA 90254
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8596134
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1972
Construction
TILT-UP CONCRETE
Total area
1,800 SF
Lot
0.11 ac (4,976 SF)
Zoning code
HBC2YY
APN
4187-019-003
UPID
US09-8596134
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
$615k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$560k
Owner & transaction history
Pier Properties LLC · 6 yrs held
Pier Properties LLC
since 2020
7 recorded transactions
Zoning & alternative use
HBC2YY · Hermosa Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$835,000
+20.7%
Medical building
$820,000
+18.6%
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 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
by Request
CAP Approach
CAP Return
Estimation
6%
$665,000
6.5%
$615,000
7%
$570,000
Alternative Use
Use
Estimation
RETAIL STORES
$690,000
Current use
AUTO REPAIR, GARAGE
$835,000
Change: +21% · Conversion: Difficult
MEDICAL BUILDING
$820,000
Change: +19% · Conversion: Difficult
COMMERCIAL (GENERAL)
$555,000
Change: -19% · Conversion: Easy
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
$311 / 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
$13,661
Tax year 2024
Assessed value
$1,226,643
Assessed 2024
Previous assessed
$1,226,643
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$933,689
Assessed improvement
$292,954
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1972
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
1,800 SF
Lot
0.11 ac (4,976 SF)
Zoning code
HBC2YY
APN
4187-019-003
UPID
US09-8596134
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
HBC2YY · Hermosa Beach, CA
Zoning HBC2YY · permitted uses
HBC2YY · 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.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$690,000
AUTO REPAIR, GARAGE
Est. value
$835,000
MEDICAL BUILDING
Est. value
$820,000
COMMERCIAL (GENERAL)
Est. value
$555,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (GENERAL)
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
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.11 ac
Current owner
From public records · entity-resolved
Pier Properties LLC
Entity
Mailing address
1820 S ELENA AVE STE L, REDONDO BEACH, CA 90277-5700
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 3, 2020
—
Pier Properties LLC
Charles C Alexander
Grant Deed
$200,000 · First Republic Bank
Nov 27, 2017
—
David,jonathan Trust
David Jonathan Trust
Quit Claim Deed
related
—
Oct 17, 2017
—
Alexander,charles C Trust
Alexander,charles
Quit Claim Deed
related
—
Feb 9, 2017
—
Pier Properties LLC
Bredesen C G & V C Trust 199
Quit Claim Deed
related
—
Dec 21, 2016
—
Charles Alexander
Bredesen Alan L & A L Trust
Quit Claim Deed
related
—
Dec 15, 2015
—
Chris G Bredesen
Bredesen,alan L & Andrea L
Affidavit Of Death
related
—
May 4, 2012
—
Bredesen C G & V C 1991 Trust
Bredesen Family Trust
Quit Claim Deed
related
—
Jun 17, 1999
—
Bredesen,alan L & Andrea L Trust
Bredesen,a L & A L
Quit Claim Deed
related
—
Jul 31, 1997
—
Allan H Juckes
Juckes,j C
Quit Claim Deed
related
—
Mar 17, 1997
$50,000
Citation Investment Trust
Brown,elaine T
Trustees Deed
—
Mar 17, 1997
—
Elaine T Brown
Brown,f R
Quit Claim Deed
related
—
—
—
Bredesen Trust
—
Deed Of Trust
related
$290,000 · Bay Cities National Bank
—
—
Morgan S Ralls
—
Deed Of Trust
related
$20,000 · Johnson Trust
—
—
Mahlon G Hubbard
—
Deed Of Trust
related
$150,000 · Niblick 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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