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Property profile & analytics
OFF-MARKET
Estimated value
$61,735,000
Super regional malls
550 Deep Vly Dr, Rolling Hills Estates, CA 90274-3664
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6371771
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1981
Construction
STEEL FRAME
Total area
84,855 SF
Lot
1.62 ac (70,668 SF)
Zoning code
RECG*
APN
7589-004-037
UPID
US09-6371771
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
by Request
Comparable Approach
Comparable
$62.55M
Blend (final)
Blend
$61.74M
Owner & transaction history
Cyp LLC · 3 yrs held
Cyp LLC
since 2022
Last sale
$64.0M
7 recorded transactions
Zoning & alternative use
RECG* · Rolling Hills Estates, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$55.3M
+7.0%
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 Rolling Hills Estates submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rolling Hills Estates 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
$56,390,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$51,645,000
Current use
RESTAURANT
$55,255,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$61.74M
Range $55.56M – $67.91M · ±10% · vs last sale $64.00M (Oct 17 2022)
Last sale anchor
$64.00M
Oct 17 2022
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
$728 / 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
$150,575
Tax year 2024
Assessed value
$12,342,000
Assessed 2024
Previous assessed
$12,342,000
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$3,162,000
Assessed improvement
$9,180,000
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1981
Construction
STEEL FRAME
Heating
NONE
Buildings
2
Stories
1
Total area
84,855 SF
Lot
1.62 ac (70,668 SF)
Zoning code
RECG*
APN
7589-004-037
UPID
US09-6371771
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
RECG* · Rolling Hills Estates, CA
Zoning RECG* · permitted uses
RECG* · Rolling Hills Estates, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rolling Hills Estates. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$51.6M
RESTAURANT
Est. value
$55.3M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
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
1981
Construction
STEEL FRAME
Heating
NONE
Stories
1
Buildings
2
Lot
1.62 ac
Current owner
From public records · entity-resolved
Cyp LLC
Entity
Mailing address
3015 KASHIWA ST, TORRANCE, CA 90505-4008
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Oct 17, 2022
—
Cyp LLC
Promenade LLC
Quit Claim Deed
related
—
Oct 14, 2022
$64,000,000
Cyp LLC
Promenade LLC
Grant Deed
$38,400,000 · East West Bank
Jan 11, 2021
—
Promenade LLC
—
Deed
related
$45,000,000 · Acrc Lender LLC
Mar 30, 2018
—
Promenade LLC
—
Grant Deed
related
$56,100,000 · Acrc Lender
Mar 10, 2015
—
Promenade LLC
Pop Aiv LLC
Quit Claim Deed
$47,500,000 · Bank Of America
Mar 18, 2014
—
Pop Aiv LLC
Stopen LLC
Grant Deed
—
Nov 2, 2006
$95,630,500
Stopen LLC
Owner Name Unavailable
Grant Deed
$86,100,000 · Capmark Bank
Feb 11, 1998
$15,250,000
Cousins Properties INC
Phoenix Pv Assocites LP
Grant Deed
—
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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