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Property profile & analytics
OFF-MARKET
Estimated value
$1,925,000
Retail space
422 Pacific Coast Hwy Hermosa Beach, CA 90254-4834
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7690997
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1961
Construction
TILT-UP CONCRETE
Total area
2,775 SF
Lot
0.1 ac (4,334 SF)
Zoning code
HBC3*
APN
4186-017-017
UPID
US09-7690997
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
-
MIXT Studio (Bike/Boat/Book/etc) Store
-
AAA Mobile Tire Repair & Tire Replacement (Bike/Boat/Book/etc) Store Auto Parts Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.93M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.71M
Blend (final)
Blend
$1.93M
Owner & transaction history
Pca Enterprises INC · 5 yrs held
Pca Enterprises INC
since 2021
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
HBC3* · Hermosa Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.7M
+58.8%
Auto repair, garage
$1.3M
+20.7%
Medical building
$1.3M
+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
$1,920,000
ML approach
$1,930,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,690,000
Change: +59% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,285,000
Change: +21% · Conversion: Difficult
MEDICAL BUILDING
$1,260,000
Change: +19% · Conversion: Difficult
Blend value · Realmo final
$1.93M
Range $1.73M – $2.12M · ±10% · vs last sale $1.93M (Jun 18 2021)
Last sale anchor
$1.93M
Jun 18 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
$694 / 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
$22,229
Tax year 2024
Assessed value
$2,042,825
Assessed 2024
Previous assessed
$2,042,825
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$1,379,570
Assessed improvement
$663,255
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
1961
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
2,775 SF
Lot
0.1 ac (4,334 SF)
Zoning code
HBC3*
APN
4186-017-017
UPID
US09-7690997
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
HBC3* · Hermosa Beach, CA
Zoning HBC3* · permitted uses
HBC3* · 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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1961
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.1 ac
Current owner
From public records · entity-resolved
Pca Enterprises INC
Entity
Mailing address
2325 PALOS VERDES DR W STE #301, PALOS VERDES ESTATES, CA 90274-2781
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 7, 2022
—
Pca Enterprises INC
—
Deed
related
$958,000 · The Mortgage Capital Development Corp
Jun 18, 2021
$1,925,000
Pca Enterprises INC
S L B L Financial INC
Grant Deed
$1,180,000 · Citizens Business Bank
Jun 13, 2019
—
Slbl Financial INC
—
Deed
related
$200,000 · Michael Welsh
Feb 26, 2019
$1,850,000
Slbl Financial INC
Baim Family Trust
Grant Deed
$1,125,000 · Poppy Bk
Mar 17, 2017
—
Baim Family Trust
—
Deed
related
$810,000 · Bayview Ln Svcg
Apr 26, 2005
—
Baim Family Trust
Baim,corey
Quit Claim Deed
related
—
Sep 15, 2003
—
Allyn P Kossler
Kossler,allyn P
Quit Claim Deed
related
—
Sep 15, 2003
$682,500
Corey Baim
Kossler,allyn P
Grant Deed
$614,250 · Allyn P Kossler
Apr 23, 2002
$85,000
Allyn P Kossler
Collins,michael B & Beverly J
Grant Deed
related
—
May 6, 1970
—
—
—
Grant Deed
related
—
—
—
Slbl Financial INC
—
Deed Of Trust
related
$200,000 · Michael Welsh
—
—
Baim Family Trust
—
Deed Of Trust
related
$810,000 · Bayview Ln Svcg
—
—
Allyn P Kossler
—
Deed Of Trust
related
$100,000 · Community Thrift & Loan
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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