New search
Property profile & analytics
OFF-MARKET
Estimated value
$11,775,000
Medical Office Space
464 Sepulveda Blvd Manhattan Beach, CA 90266
Entity Owned
20-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6886251
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Construction
TILT-UP CONCRETE
Total area
39,216 SF
Lot
1.2 ac (52,072 SF)
Zoning code
MNCG
APN
4168-019-008
UPID
US09-6886251
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
$11.44M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$11.78M
Owner & transaction history
Lexham Manhattan Beach LLC · 20 yrs held
Lexham Manhattan Beach LLC
since 2006
7 recorded transactions
Zoning & alternative use
MNCG · Manhattan Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$18.1M
+1.8%
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 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%
$12,395,000
6.5%
$11,440,000
7%
$10,625,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$17,825,000
Current use
AUTO REPAIR, GARAGE
$18,140,000
Change: +2% · Conversion: Difficult
RETAIL STORES
$15,030,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$11.78M
Range $10.60M – $12.95M · ±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
$300 / 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
$197,272
Tax year 2024
Assessed value
$16,747,389
Assessed 2024
Previous assessed
$16,747,389
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$8,708,644
Assessed improvement
$8,038,745
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
39,216 SF
Lot
1.2 ac (52,072 SF)
Zoning code
MNCG
APN
4168-019-008
UPID
US09-6886251
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
MNCG · Manhattan Beach, CA
Zoning MNCG · permitted uses
MNCG · 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
MEDICAL BUILDING Current
Est. value
$17.8M
AUTO REPAIR, GARAGE
Est. value
$18.1M
RETAIL STORES
Est. value
$15.0M
MEDICAL BUILDING Current
AUTO REPAIR, GARAGE
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
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.2 ac
Current owner
From public records · entity-resolved
Lexham Manhattan Beach LLC
Entity
Mailing address
274 RIVERSIDE AVE2NDFL, WESTPORT, CT 06880-4808
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 10, 2022
—
Lexham Manhattan Beach LLC
—
Deed
related
$24,000,000 · Community West Bank NA
Jan 31, 2006
—
Lexham Manhattan Beach LLC
400 South Sepulveda Associates LLC
Grant Deed
$9,750,000 · Ubs Real Estate Investments INC
May 13, 2004
—
400 South Sepulveda Associates
—
Trustees Deed
related
$5,500,000 · California Bank & Trust
Feb 6, 2004
—
400 South Sepulveda Assoc LLC
San Enterprise Co Ltd
Grant Deed
related
—
Jan 30, 2004
—
South Sepulveda 400
San Enterprises Co Ltd
Grant Deed
related
—
May 17, 1999
—
San Enterprise Co Ltd
—
Deed Of Trust
related
—
Oct 20, 1995
—
San Enterprise Co Ltd
—
Deed Of Trust
related
$8,000,000 · Dai-ichi Kangyo Bank Ltd
—
—
Lexham Manhattan Beach LLC
—
Deed Of Trust
related
$17,500,000 · Redwood Com'l Mtg
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 464 Sepulveda Blvd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
