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Property profile & analytics
OFF-MARKET
Estimated value
$4,010,000
Investment properties
808 Manhattan Ave Manhattan Beach, CA 90266-5532
Entity Owned
2-yr Hold
Absentee Owner
Property ID
US09-8268344
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1963
Construction
TILT-UP CONCRETE
Total area
3,134 SF
Lot
0.08 ac (3,341 SF)
Zoning code
MNCD
APN
4179-013-005
UPID
US09-8268344
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
-
New Options Academy Life Coach
-
John Post Photography Photography Service (Bike/Boat/Book/etc) Store
-
Pennings Michael Real Estate Agency
-
RE/MAX Mike Pennings Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.84M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.01M
Owner & transaction history
8th St Properties LLC · 2 yrs held
8th St Properties LLC
since 2023
Last sale
$4.2M
5 recorded transactions
Zoning & alternative use
MNCD · Manhattan Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$5.4M
+455.2%
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 Manhattan Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Manhattan 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
$3,845,000
ML approach
$3,835,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,375,000
Change: +455% · Conversion: Easy
Blend value · Realmo final
$4.01M
Range $3.61M – $4.41M · ±10% · vs last sale $4.19M (Sep 14 2023)
Last sale anchor
$4.19M
Sep 14 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
$1,280 / 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
$48,459
Tax year 2024
Assessed value
$4,185,000
Assessed 2024
Previous assessed
$4,185,000
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$3,700,000
Assessed improvement
$485,000
Applied tax rate
6.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1963
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Units
2
Bathrooms
2
Total area
3,134 SF
Lot
0.08 ac (3,341 SF)
Zoning code
MNCD
APN
4179-013-005
UPID
US09-8268344
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
MNCD · Manhattan Beach, CA
Zoning MNCD · permitted uses
MNCD · Manhattan Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Manhattan Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$5.4M
OFFICE 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
1963
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Units
2
Bathrooms
2
Lot
0.08 ac
Current owner
From public records · entity-resolved
8th St Properties LLC
Entity
Mailing address
400 W 157TH ST, GARDENA, CA 90248-2119
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
Sep 14, 2023
$4,185,000
8th St Properties LLC
Bradley Thomas Noble
Grant Deed
—
Sep 26, 2022
—
Bradley Thomas Noble
Betty C Noble
Affidavit Death Of Trustee/successor Trustee
related
—
Dec 27, 2012
$150,000
Noble Family Trust
Noble Family Trust
Grant Deed
related
—
Aug 3, 1999
—
Noble,betty C Trustee
Noble B C Trustee,
Quit Claim Deed
related
—
—
—
Noble Family Trust
—
Deed Of Trust
related
$125,000 · Noble Family Trust
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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