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Property profile & analytics
OFF-MARKET
Estimated value
$4,660,000
Apartment buildings
480 Rosecrans Ave Manhattan Beach, CA 90266-3464
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6984586
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1974
Construction
WOOD
Total area
6,738 SF
Lot
0.14 ac (5,887 SF)
Zoning code
MNRM-D1
APN
4175-006-032
UPID
US09-6984586
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
-
Djen Lux Car Dealership
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.30M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.66M
Owner & transaction history
Cris Randall Armstrong · 2 yrs held
Cris Randall Armstrong
since 2023
Last sale
$4.9M
7 recorded transactions
Zoning & alternative use
MNRM-D1 · Manhattan Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.4M
+146.9%
Neighborhood: shopping center
$4.1M
+130.7%
Auto repair, garage
$3.1M
+75.3%
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
$4,635,000
ML approach
$4,295,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$4,390,000
Change: +147% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,100,000
Change: +131% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,115,000
Change: +75% · Conversion: Difficult
MEDICAL BUILDING
$3,065,000
Change: +72% · Conversion: Moderate
Blend value · Realmo final
$4.66M
Range $4.19M – $5.13M · ±10% · vs last sale $4.85M (Aug 2 2023)
Last sale anchor
$4.85M
Aug 2 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
$692 / 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
$56,095
Tax year 2024
Assessed value
$4,850,570
Assessed 2024
Previous assessed
$4,850,570
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$4,000,000
Assessed improvement
$850,570
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1974
Construction
WOOD
Heating
NONE
Units
6
Bathrooms
13
Total area
6,738 SF
Lot
0.14 ac (5,887 SF)
Zoning code
MNRM-D1
APN
4175-006-032
UPID
US09-6984586
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
MNRM-D1 · Manhattan Beach, CA
Zoning MNRM-D1 · permitted uses
MNRM-D1 · 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
RESTAURANT
Est. value
$4.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.1M
AUTO REPAIR, GARAGE
Est. value
$3.1M
MEDICAL BUILDING
Est. value
$3.1M
RESTAURANT
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
1974
Construction
WOOD
Heating
NONE
Units
6
Bathrooms
13
Lot
0.14 ac
Current owner
From public records · entity-resolved
Cris Randall Armstrong
Individual
Mailing address
17252 HAWTHORNE BLVDPMB180, TORRANCE, CA 90504-1032
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
20 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 2, 2023
$4,850,000
Cris Randall Armstrong
Michael Lawrence Hansen
Grant Deed
$675,000 · Lone Oak Industries INC
Aug 2, 2023
—
Cris Randall Armstrong
Sharon R Armstrong
Intrafamily Transfer
related
—
May 31, 2023
—
Michael Lawrence Hansen
—
Deed
related
$550,000 · David Posuer
Dec 5, 2022
—
Michael Lawrence Hansen
—
Deed
related
$456,500 · David Posner
Oct 26, 2022
—
Michael Lawrence Hansen
—
Deed
related
$345,000 · David Posner
Jul 5, 2022
—
Michael Lawrence Hansen
—
Deed
related
$248,000 · David Posner
May 27, 2022
—
Michael Lawrence Hansen
—
Deed
related
$38,000 · David Posne
Nov 12, 2021
—
Michael Lawrence Hansen
—
Deed
related
$10,000 · David Posner
Jun 8, 2021
—
Michael Lawrence Hansen
—
Deed
related
$210,000 · David Posner
May 28, 2021
$650,000
Micahel Lawrence Hansen
Manhattan Beach Modern LLC
Grant Deed
—
Feb 3, 2021
—
Michael Lawrence Hansen
Manhattan Beach Modern LLC
Intrafamily Transfer
related
—
Apr 10, 2019
—
Michael L Hansen
Hansen,ashley B
Quit Claim Deed
related
—
Apr 9, 2019
$2,750,000
Manhattan Beach Modern LLC
Hansen Robert A 2012 F/tr
Grant Deed
$9,083 · Hansen Robert A 2012 F/tr (pt)
Jul 25, 2017
—
Hansen,robert A 2012 Family Trust
Hansen,michael L
Quit Claim Deed
related
—
Jul 19, 2017
—
Michael L Hansen
Hansen,michael
Quit Claim Deed
related
—
Apr 19, 2016
$5,300,000
Michael Hansen
Shelton J E Family Trust
Grant Deed
$3,710,000 · Private Individual
Apr 7, 1989
—
John E F Shelton
Shelton John E
Quit Claim Deed
related
—
Nov 15, 1972
—
—
—
Grant Deed
related
—
—
—
Shelton Trust
—
Deed Of Trust
related
$750,000 · El Segundo First Nat'l Bank
—
—
Shelton,trust
—
Deed Of Trust
related
$585,000 · Home Savings Of America
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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