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Property profile & analytics
OFF-MARKET
Estimated value
$194,950,000
Office buildings
555 Aviation Blvd El Segundo, CA 90245-4852
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8347724
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1966
Total area
259,064 SF
Lot
9.56 ac (416,298 SF)
Zoning code
ESCM*
APN
4138-009-004
UPID
US09-8347724
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
-
Saatchi & Saatchi Advertising Agency Marketing & Advertising
-
Spark Foundry Marketing & Advertising Advertising Agency
-
Portal Learning Business To Business Service
-
Phyn LLC Industrial Manufacturer Production Facility
-
ChargePoint Charging Station Electric Vehicle Charging Station
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$264.01M
Blend (final)
Blend
$194.95M
Owner & transaction history
Fs Creit 555 Aviation LLC · 4 yrs held
Fs Creit 555 Aviation LLC
since 2022
Last sale
$205.5M
5 recorded transactions
Zoning & alternative use
ESCM* · El Segundo, 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 El Segundo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs El Segundo 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
$206,810,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$198,770,000
Current use
RESTAURANT
$168,700,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$194.95M
Range $175.46M – $214.45M · ±10% · vs last sale $205.50M (Jun 23 2022)
Last sale anchor
$205.50M
Jun 23 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
$753 / 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
$2,365,678
Tax year 2024
Assessed value
$185,191,200
Assessed 2024
Previous assessed
$185,191,200
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$75,429,000
Assessed improvement
$109,762,200
Applied tax rate
9.0000
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
1966
Heating
NONE
Buildings
4
Stories
1
Total area
259,064 SF
Lot
9.56 ac (416,298 SF)
Zoning code
ESCM*
APN
4138-009-004
UPID
US09-8347724
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
ESCM* · El Segundo, CA
Zoning ESCM* · permitted uses
ESCM* · El Segundo, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
El Segundo. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$198.8M
RESTAURANT
Est. value
$168.7M
OFFICE BUILDING 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
1966
Heating
NONE
Stories
1
Buildings
4
Lot
9.56 ac
Current owner
From public records · entity-resolved
Fs Creit 555 Aviation LLC
Entity
Mailing address
501 SANTA MONICA BLVD STE #501, SANTA MONICA, CA 90401-2430
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 23, 2022
$205,500,000
Fs Creit 555 Aviation LLC
555 S Aviation Property LP
Grant Deed
$126,700,000 · Natixis New York Branch
Mar 2, 2020
—
555 S Aviation Property LP
—
Deed
related
$123,500,000 · Rbc R/e Cap Corp
Jul 22, 2015
$45,000,000
555 S Aviation Property LP
555 Aviation Boulevard Ltd
Grant Deed
$73,208,474 · Los Angeles County Employees Retirement
Dec 7, 1993
$600,000
555 Aviation Blvd Ltd
Tisch,laurence A
Trustees Deed
$1,325,000 · Modern Woodmen Of Am
—
—
555 S Aviation Property LP
—
Deed Of Trust
related
$123,500,000 · Rbc R/e Cap Corp
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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