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Property profile & analytics
OFF-MARKET
Estimated value
$2,315,000
Office buildings
450 Silver Spur Rd Rancho Palos Verdes, CA 90275-3573
Trust Owned
15-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6861931
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Construction
WOOD
Total area
7,008 SF
Lot
0.43 ac (18,862 SF)
Zoning code
RPCP*
APN
7586-028-010
UPID
US09-6861931
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
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.52M
Comparable Approach
Comparable
$2.22M
Blend (final)
Blend
$2.32M
Owner & transaction history
Sanders G W & S A 1998 Trust · 15 yrs held
Sanders G W & S A 1998 Trust
since 2011
7 recorded transactions
Zoning & alternative use
RPCP* · Rancho Palos Verdes, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.2M
+3.1%
Medical building
$3.2M
+1.4%
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 Rancho Palos Verdes submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rancho Palos Verdes 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%
$2,725,000
6.5%
$2,515,000
7%
$2,335,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,145,000
Current use
AUTO REPAIR, GARAGE
$3,240,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$3,185,000
Change: +1% · Conversion: Easy
RETAIL STORES
$2,685,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$2.32M
Range $2.08M – $2.55M · ±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
$330 / 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
$28,924
Tax year 2024
Assessed value
$2,369,645
Assessed 2024
Previous assessed
$2,369,645
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$1,115,127
Assessed improvement
$1,254,518
Applied tax rate
7.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1986
Construction
WOOD
Heating
NONE
Stories
1
Total area
7,008 SF
Lot
0.43 ac (18,862 SF)
Zoning code
RPCP*
APN
7586-028-010
UPID
US09-6861931
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
RPCP* · Rancho Palos Verdes, CA
Zoning RPCP* · permitted uses
RPCP* · Rancho Palos Verdes, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rancho Palos Verdes. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.1M
AUTO REPAIR, GARAGE
Est. value
$3.2M
MEDICAL BUILDING
Est. value
$3.2M
RETAIL STORES
Est. value
$2.7M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
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
1986
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.43 ac
Current owner
From public records · entity-resolved
Sanders G W & S A 1998 Trust
Trust
Mailing address
69 EASTFIELD DR, ROLLING HILLS, CA 90274-5260
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 27, 2024
—
Sandra Ann Sanders
—
Deed
related
$1,050,000 · Charles A Bennett JR
Apr 19, 2011
—
Sanders G W & S A 1998 Trust
Sanders G W & S A 1998 Trust
Quit Claim Deed
related
—
Jul 12, 2004
—
Sanders,tr
Sanders,glover & Sandra
Quit Claim Deed
related
—
Dec 5, 2003
$2,200,000
450 Silver Spur INC
—
Grant Deed
related
—
Sep 27, 1994
$3,105,000
450 Silver Spur INC
—
Grant Deed
related
—
—
—
Sanders,glover W & S A Trust
—
Deed Of Trust
related
$1,115,000 · City National Bank
—
—
Sandra Sanders
—
Deed Of Trust
related
$1,450,000 · City National Bank
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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