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Property profile & analytics
OFF-MARKET
Estimated value
$1,665,000
Warehouses
575 Mary Ann Dr Redondo Beach, CA 90278-5304
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0396694
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1976
Construction
TILT-UP CONCRETE
Total area
5,390 SF
Lot
0.27 ac (11,560 SF)
Zoning code
RBI-2
APN
4158-011-012
UPID
US10-0396694
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
-
B & B Draperies (Bike/Boat/Book/etc) Store Home Decor Store
-
Apex Roofing Co Roofing Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.70M
CAP Approach
CAP
$1.08M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.67M
Owner & transaction history
Oh The Taxes The Taxes LLC · 2 yrs held
Oh The Taxes The Taxes LLC
since 2023
Last sale
$1.6M
5 recorded transactions
Zoning & alternative use
RBI-2 · Redondo Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.5M
+57.4%
Medical building
$2.5M
+54.7%
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 Redondo Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Redondo 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
$1,815,000
ML approach
$1,695,000
CAP Approach
CAP Return
Estimation
6%
$1,170,000
6.5%
$1,080,000
7%
$1,000,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,585,000
Current use
AUTO REPAIR, GARAGE
$2,495,000
Change: +57% · Conversion: Easy
MEDICAL BUILDING
$2,450,000
Change: +55% · Conversion: Difficult
Blend value · Realmo final
$1.67M
Range $1.50M – $1.83M · ±10% · vs last sale $1.58M (Sep 19 2023)
Last sale anchor
$1.58M
Sep 19 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
$309 / 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
$18,485
Tax year 2024
Assessed value
$1,575,000
Assessed 2024
Previous assessed
$1,575,000
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$1,200,000
Assessed improvement
$375,000
Applied tax rate
8.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1976
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
2
Total area
5,390 SF
Lot
0.27 ac (11,560 SF)
Zoning code
RBI-2
APN
4158-011-012
UPID
US10-0396694
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
RBI-2 · Redondo Beach, CAZoning RBI-2 · permitted uses
RBI-2 · Redondo Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$2.5M
MEDICAL BUILDING
Est. value
$2.5M
WAREHOUSE, STORAGE Current
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
1976
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
2
Lot
0.27 ac
Current owner
From public records · entity-resolved
Oh The Taxes The Taxes LLC
Entity
Free & Clear · 2 yrs held
Mailing address
1255 10TH ST, HERMOSA BEACH, CA 90254-4348
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 6, 2026
—
Oh The Taxes The Taxes LLC
—
Deed
related
$600,000 · Vantex Mortgage Fund LLC
Sep 19, 2023
$1,575,000
Oh The Taxes The Taxes LLC
Viola Astrid Heinzelmann
Grant Deed
—
Jun 8, 2022
—
Viola Astrid Heinzelmann
Prv Properties LLC
Quit Claim Deed
related
—
Jan 10, 2018
—
Prv Properties LLC
Heinzelmann Family Trust
Quit Claim Deed
—
May 18, 1993
—
Heinzelmann Alfred
—
Deed Of Trust
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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