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Property profile & analytics
OFF-MARKET
Estimated value
$4,510,000
Office buildings
516 Sepulveda Blvd Manhattan Beach, CA 90266-6706
Trust Owned
8-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0386380
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1969
Construction
WOOD
Total area
10,855 SF
Lot
0.52 ac (22,519 SF)
Zoning code
MNCG
APN
4167-025-028
UPID
US10-0386380
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
-
Baldwin Mader Law Group Law Firm
-
Unità Coworking & Hybrid Office
-
Shriller Creative Film Production Television Studio
-
Keystar Insurance Services Insurance Agency
-
Pera Sourcing Textile Manufacturer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.90M
Comparable Approach
Comparable
$3.22M
Blend (final)
Blend
$4.51M
Owner & transaction history
Sepulveda Project LLC Trust · 8 yrs held
Sepulveda Project LLC Trust
since 2018
7 recorded transactions
Zoning & alternative use
MNCG · Manhattan Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
$4,220,000
6.5%
$3,895,000
7%
$3,615,000
Blend value · Realmo final
$4.51M
Range $4.06M – $4.96M · ±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
$415 / 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
$81,328
Tax year 2024
Assessed value
$6,397,827
Assessed 2024
Previous assessed
$6,397,827
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$4,921,407
Assessed improvement
$1,476,420
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1969
Construction
WOOD
Heating
NONE
Total area
10,855 SF
Lot
0.52 ac (22,519 SF)
Zoning code
MNCG
APN
4167-025-028
UPID
US10-0386380
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.
Building & site characteristics
From public records
Year built
1969
Construction
WOOD
Heating
NONE
Lot
0.52 ac
Current owner
From public records · entity-resolved
Sepulveda Project LLC Trust
Trust
Free & Clear · 8 yrs held
Mailing address
3877 GRAND VW BLVD, LOS ANGELES, CA 90066-4414
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 25, 2020
—
Sepulveda Project LLC
—
Deed
related
$2,100,000 · Cathay Bk
Jan 25, 2019
—
Sepulveda Project LLC
—
Deed
related
$2,100,000 · Cathay Bank
Jul 18, 2018
$5,850,000
Sepulveda Project LLC Trust
Bc Trust
Grant Deed
—
Jul 14, 2015
$975,000
Bc Trust
Cleveland Bret
Grant Deed
$975,000 · Bret Cleveland
Dec 21, 2012
—
Bret Cleveland
Cleveland Bart Trust
Quit Claim Deed
related
—
Nov 8, 2011
—
Arthur B Cleveland III
Cleveland,bart III
Quit Claim Deed
related
—
Apr 21, 2009
—
Cleveland Bart Trust
Cleveland Bart Trust
Quit Claim Deed
related
—
Nov 4, 1994
—
Cleveland,a B Trustee
Cleveland,a B
Quit Claim Deed
related
—
—
—
Cleveland Trust
—
Deed Of Trust
related
$680,000 · Wells Fargo Bank
—
—
Sepulveda Project LLC
—
Loan Modification
related
$2,100,000 · Cathay Bk
Jul 9, 1968
—
—
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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