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Property profile & analytics
OFF-MARKET
Estimated value
$930,000
Investment properties
856 Manhattan Bch Blvd Manhattan Beach, CA 90266-4933
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6302006
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1956
Construction
WOOD
Total area
1,494 SF
Lot
0.1 ac (4,160 SF)
Zoning code
MNCL
APN
4170-024-007
UPID
US09-6302006
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
$920k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$580k
Blend (final)
Blend
$930k
Owner & transaction history
Eileen Leonhardy · 5 yrs held
Eileen Leonhardy
since 2021
Last sale
$925,000
7 recorded transactions
Zoning & alternative use
MNCL · Manhattan Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$910,000
+97.0%
Auto repair, garage
$690,000
+49.7%
Medical building
$680,000
+47.1%
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
$940,000
ML approach
$920,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$910,000
Change: +97% · Conversion: Difficult
AUTO REPAIR, GARAGE
$690,000
Change: +50% · Conversion: Difficult
MEDICAL BUILDING
$680,000
Change: +47% · Conversion: Easy
RETAIL STORES
$575,000
Change: +24% · Conversion: Easy
Blend value · Realmo final
$930k
Range $837k – $1.02M · ±10% · vs last sale $925k (Feb 17 2021)
Last sale anchor
$925k
Feb 17 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
$622 / 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
$13,737
Tax year 2024
Assessed value
$1,171,085
Assessed 2024
Previous assessed
$1,171,085
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$1,016,200
Assessed improvement
$154,885
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
1956
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Buildings
2
Stories
1
Units
1
Bathrooms
1
Total area
1,494 SF
Lot
0.1 ac (4,160 SF)
Zoning code
MNCL
APN
4170-024-007
UPID
US09-6302006
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
MNCL · Manhattan Beach, CA
Zoning MNCL · permitted uses
MNCL · 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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$910,000
AUTO REPAIR, GARAGE
Est. value
$690,000
MEDICAL BUILDING
Est. value
$680,000
RETAIL STORES
Est. value
$575,000
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
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
1956
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Stories
1
Buildings
2
Units
1
Bathrooms
1
Lot
0.1 ac
Current owner
From public records · entity-resolved
Eileen Leonhardy
Individual
Mailing address
1710 HICKS ST, OCEANSIDE, CA 92054-5561
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 17, 2021
—
Eileen Leonhardy
Eileen Leonhardy
Intrafamily Transfer
related
$518,000 · Nfm INC
Aug 28, 2015
—
Leonhardy,eileen N Trust
Leonhardy,eileen
Quit Claim Deed
related
—
Aug 14, 2009
$925,000
Eileen Leonhardy
Peter Reinagel
Grant Deed
$693,750 · Wells Fargo Bank NA
Jan 11, 2007
—
Charles J Reinagel
Reinagel,m Christine
Quit Claim Deed
related
$500,000 · Sallenbach Living Trust
Jan 8, 2007
—
Bruce Hawley
Hawley,nancy
Quit Claim Deed
related
—
Jan 8, 2007
$989,000
Charles J Reinagel
Collup,thomas P
Grant Deed
—
—
—
Charles J Reinagel
—
Deed Of Trust
related
$80,000 · Martin Spain
—
—
Charles J Reinagel
—
Deed Of Trust
related
$50,000 · Frances E Thomas
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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