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Property profile & analytics
OFF-MARKET
Estimated value
$1,775,000
Turn key restaurants
431 Culver Blvd Playa Del Rey, CA 90293-7705
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-7299882
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1964
Construction
WOOD
Total area
2,250 SF
Lot
0.06 ac (2,500 SF)
Zoning code
LAC4
APN
4116-010-004
UPID
US09-7299882
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
$1.80M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.52M
Blend (final)
Blend
$1.78M
Owner & transaction history
Petros Benekos · 3 yrs held
Petros Benekos
since 2023
Last sale
$1.8M
5 recorded transactions
Zoning & alternative use
LAC4 · Playa Del Rey, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.5M
+73.7%
Commercial (general)
$2.4M
+64.8%
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 Playa Del Rey submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Playa Del Rey 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
$1,760,000
ML approach
$1,795,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,465,000
Current use
RETAIL STORES
$2,545,000
Change: +74% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,415,000
Change: +65% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,370,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$1.78M
Range $1.60M – $1.95M · ±10% · vs last sale $1.77M (Mar 10 2023)
Last sale anchor
$1.77M
Mar 10 2023
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
$789 / 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
$22,003
Tax year 2024
Assessed value
$1,805,400
Assessed 2024
Previous assessed
$1,805,400
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$1,428,000
Assessed improvement
$377,400
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1964
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
2,250 SF
Lot
0.06 ac (2,500 SF)
Zoning code
LAC4
APN
4116-010-004
UPID
US09-7299882
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC4 · Playa Del Rey, CAZoning LAC4 · permitted uses
LAC4 · Playa Del Rey, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$1.5M
RETAIL STORES
Est. value
$2.5M
COMMERCIAL (GENERAL)
Est. value
$2.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
RESTAURANT Current
RETAIL STORES
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
1964
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.06 ac
Current owner
From public records · entity-resolved
Petros Benekos
Individual
Mailing address
PO BOX 3729, MANHATTAN BEACH, CA 90266-1729
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 19, 2026
—
Petros Benekos
—
Deed
related
$900,000 · James Dutra Trust
Mar 10, 2023
$1,770,000
Petros Benekos
Erik Gronbech Koefoed
Grant Deed
$1,175,000 · First Bank
Aug 13, 2010
—
Koefoed Family Trust
Koefoed,erik G & Siri
Quit Claim Deed
related
—
Mar 23, 1999
$230,000
Erik G Koefoed
Westerling,earle & Joann L
Grant Deed
$170,000 · Individual
Feb 5, 1971
$65,000
Erik G|koefoed Siri Koefoed
—
Grant 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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