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Property profile & analytics
OFF-MARKET
Estimated value
$2,865,000
Manufacturing properties
612 Francisca Ave Redondo Beach, CA 90277
Individually Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9905892
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1923
Construction
WOOD
Total area
9,527 SF
Lot
0.24 ac (10,503 SF)
Zoning code
RBC-5A
APN
7503-021-043
UPID
US09-9905892
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.99M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.29M
Blend (final)
Blend
$2.87M
Owner & transaction history
Stephen P Shoemaker JR · 4 yrs held
Stephen P Shoemaker JR
since 2021
Last sale
$2.9M
6 recorded transactions
Zoning & alternative use
RBC-5A · Redondo Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.4M
+70.2%
Apartment house (5+ units)
$4.3M
+67.4%
Medical building
$4.3M
+67.3%
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 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
$2,765,000
ML approach
$2,990,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,590,000
Current use
AUTO REPAIR, GARAGE
$4,405,000
Change: +70% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$4,335,000
Change: +67% · Conversion: Difficult
MEDICAL BUILDING
$4,330,000
Change: +67% · Conversion: Difficult
Blend value · Realmo final
$2.87M
Range $2.58M – $3.15M · ±10% · vs last sale $2.85M (Sep 9 2021)
Last sale anchor
$2.85M
Sep 9 2021
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
$301 / 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
$23,124
Tax year 2024
Assessed value
$1,961,382
Assessed 2024
Previous assessed
$1,961,382
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$1,225,574
Assessed improvement
$735,808
Applied tax rate
13.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1923
Construction
WOOD
Heating
NONE
Units
1
Total area
9,527 SF
Lot
0.24 ac (10,503 SF)
Zoning code
RBC-5A
APN
7503-021-043
UPID
US09-9905892
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
RBC-5A · Redondo Beach, CAZoning RBC-5A · permitted uses
RBC-5A · 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
INDUSTRIAL (GENERAL) Current
Est. value
$2.6M
AUTO REPAIR, GARAGE
Est. value
$4.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.3M
MEDICAL BUILDING
Est. value
$4.3M
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
1923
Construction
WOOD
Heating
NONE
Units
1
Lot
0.24 ac
Current owner
From public records · entity-resolved
Stephen P Shoemaker JR
Individual
Free & Clear · 4 yrs held
Mailing address
531 N FRANCISCA AVE, REDONDO BEACH, CA 90277-2117
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 9, 2021
—
Stephen P Shoemaker JR
Stephen P Shoemaker JR
Intrafamily Transfer
related
—
Jun 20, 2019
—
Greenstreet Dev LLC
—
Loan Modification
related
$5,000,000 · Comerica Bk
Sep 1, 2011
$2,850,000
Greenstreet Dev LLC
Beachside Ventures LLC
Grant Deed
—
Jun 21, 2005
—
Beachside Ventures LLC
Silzan Co INC
Grant Deed
related
—
—
—
Greenstreet Dev LLC
—
Loan Modification
related
$5,000,000 · Comerica Bk
—
—
Greenstreet Dev LLC
—
Deed Of Trust
related
$5,000,000 · Comerica Bk
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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