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Property profile & analytics
OFF-MARKET
Estimated value
$4,550,000
Investment properties
855 Via De La Paz, Pacific Palisades, CA 90272-3644
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0510028
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1959
Construction
WOOD
Total area
5,280 SF
Lot
0.17 ac (7,401 SF)
Zoning code
LAC2
APN
4412-004-020
UPID
US10-0510028
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
$4.55M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.55M
Owner & transaction history
Kevin M Garrity · 1 yrs held
Kevin M Garrity
since 2024
Last sale
$4.6M
7 recorded transactions
Zoning & alternative use
LAC2 · Pacific Palisades, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.4M
+110.8%
Neighborhood: shopping center
$3.2M
+97.0%
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 Pacific Palisades submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pacific Palisades 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
$4,550,000
ML approach
$4,550,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$3,440,000
Change: +111% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,215,000
Change: +97% · Conversion: Difficult
Blend value · Realmo final
$4.55M
Range $4.10M – $5.01M · ±10% · vs last sale $4.55M (Aug 7 2024)
Last sale anchor
$4.55M
Aug 7 2024
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
$862 / 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
$59,429
Tax year 2024
Assessed value
$4,794,000
Assessed 2024
Previous assessed
$4,794,000
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$4,182,000
Assessed improvement
$612,000
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
1959
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Units
3
Bathrooms
3
Total area
5,280 SF
Lot
0.17 ac (7,401 SF)
Zoning code
LAC2
APN
4412-004-020
UPID
US10-0510028
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Pacific Palisades, CA
Zoning LAC2 · permitted uses
LAC2 · Pacific Palisades, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pacific Palisades. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$3.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.2M
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
1959
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Units
3
Bathrooms
3
Lot
0.17 ac
Current owner
From public records · entity-resolved
Kevin M Garrity
Individual
Free & Clear · 1 yrs held
Mailing address
3098 DRAGONFLY ST, GLENDALE, CA 91206-4818
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 7, 2025
—
Kevin M Garrity And Erica A Hecht R
—
Deed
related
$500,000 · United States Small Business Admin
Aug 7, 2024
—
Kevin M Garrity
Erica Hecht
Intrafamily Transfer
related
—
Feb 7, 2023
—
Erica Hecht
Hecht Family Limited Partnership
Intrafamily Transfer
related
—
Jun 10, 2022
$4,550,000
Hecht Family Limited Partnership
John Christopher Mathews
Grant Deed
—
Jun 10, 2022
—
John Christopher Mathews
Lemuel Paul Mathews
Affidavit Death Of Trustee/successor Trustee
related
—
Jan 26, 2022
—
Cowbell Properties LLC
Cheryl Clearwater Kilpatick
Intrafamily Transfer
related
—
Jun 13, 2018
—
Mathews L P & J I F & Trust
Mathews L P & J I F/tr
Quit Claim Deed
related
—
Mar 4, 2016
—
Lemuel P Mathews
Mathews,janet I
Affidavit Of Death
related
—
Mar 2, 2016
—
Clearwater Trust
Clearwater,louis L
Quit Claim Deed
related
—
Nov 25, 2014
—
Louis Clearwater
Clearwater,patricia B
Affidavit Of Death
related
—
Jan 27, 2011
—
Clearwater R E Living Trust
Clearwater,robert E
Quit Claim Deed
related
—
Jan 31, 2002
—
Mathews,lemuel P & Janet I Tr
Mathews,j I Tr
Quit Claim Deed
related
—
May 23, 2001
—
Clearwater,louis&patricia B Tr
Clearwater,l L&p B
Quit Claim Deed
related
—
Jul 8, 1996
—
Clearwater,louis L Trustee
Clearwater,l L Co-trustee
Quit Claim Deed
related
—
Jul 10, 1989
—
Zola Clearwater
Clearwater Zola
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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