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Property profile & analytics
OFF-MARKET
Estimated value
$685,000
Office buildings
8053 Pearblossom Hwy Littlerock, CA 93543-3050
Trust Owned
10-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6484487
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Construction
WOOD
Total area
3,712 SF
Lot
0.91 ac (39,598 SF)
Zoning code
LCC3*
APN
3049-020-058
UPID
US09-6484487
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$889k
Blend (final)
Blend
$685k
Owner & transaction history
Verda Of Goodman Family Trust · 10 yrs held
Verda Of Goodman Family Trust
since 2016
4 recorded transactions
Zoning & alternative use
LCC3* · Littlerock, 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 Littlerock submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Littlerock 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$685k
Range $617k – $754k · ±10%
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
$185 / 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
$4,864
Tax year 2024
Assessed value
$390,314
Assessed 2024
Previous assessed
$390,314
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$235,308
Assessed improvement
$155,006
Applied tax rate
4.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Construction
WOOD
Heating
NONE
Buildings
3
Stories
1
Units
5
Total area
3,712 SF
Lot
0.91 ac (39,598 SF)
Zoning code
LCC3*
APN
3049-020-058
UPID
US09-6484487
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC3* · Littlerock, CA
Zoning LCC3* · permitted uses
LCC3* · Littlerock, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Littlerock. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Construction
WOOD
Heating
NONE
Stories
1
Buildings
3
Units
5
Lot
0.91 ac
Current owner
From public records · entity-resolved
Verda Of Goodman Family Trust
Trust
Free & Clear · 10 yrs held
Mailing address
14 EVERGREEN LN, MANHATTAN BEACH, CA 90266-7215
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 24, 2016
—
Verda Of Goodman Family Trust
Verda,john
Quit Claim Deed
related
—
Sep 21, 2015
—
Verda Of Goodman Family Trust
Verda,john
Quit Claim Deed
related
—
Jan 31, 2011
—
State Of Ca Dept/transportation
Goodman,lisa
Quit Claim Deed
related
—
Feb 27, 2006
—
John Verda
Verda,dario
Quit Claim Deed
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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