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Property profile & analytics
OFF-MARKET
Estimated value
$775,000
Office buildings
639 9th St, San Pedro, CA 90731-3107
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8052575
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1944
Construction
WOOD
Total area
4,218 SF
Lot
0.16 ac (6,756 SF)
Zoning code
LAC2
APN
7454-010-007
UPID
US09-8052575
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
$775k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$889k
Blend (final)
Blend
$775k
Owner & transaction history
Milo 2004 LLC · 3 yrs held
Milo 2004 LLC
since 2023
Last sale
$750,000
7 recorded transactions
Zoning & alternative use
LAC2 · San Pedro, 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 San Pedro submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Pedro 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
$710,000
ML approach
$775,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$775k
Range $698k – $853k · ±10% · vs last sale $750k (Feb 16 2023)
Last sale anchor
$750k
Feb 16 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
$184 / 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
$21,938
Tax year 2024
Assessed value
$1,193,400
Assessed 2024
Previous assessed
$1,193,400
+0.0% YoY
Effective rate
1.84%
On assessed value
Assessed land
$816,000
Assessed improvement
$377,400
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1944
Construction
WOOD
Heating
NONE
Stories
1
Total area
4,218 SF
Lot
0.16 ac (6,756 SF)
Zoning code
LAC2
APN
7454-010-007
UPID
US09-8052575
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · San Pedro, CA
Zoning LAC2 · permitted uses
LAC2 · San Pedro, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Pedro. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1944
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Milo 2004 LLC
Entity
Mailing address
3285 CROWNVIEW DR, RANCHO PALOS VERDES, CA 90275-6415
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
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 16, 2023
—
Milo 2004 LLC
Dariush Eghbali
Quit Claim Deed
related
—
Jan 14, 2022
$750,000
Dariush Eghbali
Marco Montenegro
Grant Deed
$480,000 · Velocity Commercial Capital LLC
Jan 14, 2022
—
Dariush Eghbali
Dariush Eghbali
Intrafamily Transfer
related
—
Sep 19, 2014
—
Marco Montenegro
Montenegro,betty
Quit Claim Deed
related
—
Sep 19, 2014
$590,000
Marco Montenegro
Hermosa Real Property Mgmt LLC
Grant Deed
—
Jul 9, 2013
—
Hermosa Real Property Mgmt LLC
Zadeh Reuben Living Trust
Quit Claim Deed
—
Jun 4, 2013
—
Reuben Zadeh
Hermosa Real Property Mgmt LLC
Grant Deed
$250,000 · Us Bank NA
Aug 15, 2012
—
Hermosa Real Property Mgmt LLC
Growing Oregon LLC
Grant Deed
—
Sep 2, 2009
—
San Pedro Coast Professional
Zadeh Reuben Living Trust
Grant Deed
—
Aug 26, 2009
$533,500
Zadeh Rueben Living Trust
Huang,joan
Grant Deed
—
Jun 27, 2007
$570,000
Joan Huang
Brennan,michael J
Grant Deed
—
Apr 6, 2004
$420,000
Michael J Brennan
Makhlouf,daad
Grant Deed
$295,000 · Daad Makhlouf
Aug 26, 2003
$364,000
Daad Makhlouf
Chacon,tr
Grant Deed
—
—
—
Joan Huang
—
Deed Of Trust
related
$100,000 · Creative Investment Group INC
—
—
Michael J Brennan
—
Deed Of Trust
related
$287,700 · Interbay Funding LLC
—
—
Joan Huang
—
Deed Of Trust
related
$100,000 · Sanger Floyd C JR Trust
—
—
Joan Huang
—
Deed Of Trust
related
$280,000 · Creative Investment Group INC
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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