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Property profile & analytics
OFF-MARKET
Estimated value
$3,950,000
Investment properties
875 Manhattan Bch Blvd Manhattan Beach, CA 90266-4911
Entity Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0387852
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2017
Construction
TILT-UP CONCRETE
Total area
16,493 SF
Lot
0.37 ac (16,259 SF)
Zoning code
MNCL
APN
4170-014-010
UPID
US10-0387852
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
-
Two Guns Espresso Cafe & Coffee Shop
-
K1 Investment Management Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.14M
Comparable Approach
Comparable
$2.89M
Blend (final)
Blend
$3.95M
Owner & transaction history
865 Mbblvd LLC · 13 yrs held
865 Mbblvd LLC
since 2013
7 recorded transactions
Zoning & alternative use
MNCL · Manhattan Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$6.3M
+24.0%
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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$5,565,000
6.5%
$5,140,000
7%
$4,770,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$5,095,000
Current use
RETAIL STORES
$6,320,000
Change: +24% · Conversion: Easy
WAREHOUSE, STORAGE
$4,845,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$3.95M
Range $3.56M – $4.35M · ±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
$239 / 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
$158,566
Tax year 2024
Assessed value
$13,898,955
Assessed 2024
Previous assessed
$13,898,955
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$6,486,123
Assessed improvement
$7,412,832
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
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
2017
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
16,493 SF
Lot
0.37 ac (16,259 SF)
Zoning code
MNCL
APN
4170-014-010
UPID
US10-0387852
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
COMMERCIAL (GENERAL) Current
Est. value
$5.1M
RETAIL STORES
Est. value
$6.3M
WAREHOUSE, STORAGE
Est. value
$4.8M
COMMERCIAL (GENERAL) Current
RETAIL STORES
WAREHOUSE, STORAGE
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
2017
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.37 ac
Current owner
From public records · entity-resolved
865 Mbblvd LLC
Entity
Mailing address
11100 SANTA MONICA BLVD STE #600, LOS ANGELES, CA 90025-3328
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 31, 2019
—
865 Mbblvd LLC
—
Deed
related
$5,100,000 · First Citizens Bank & Trust Co
May 20, 2015
—
865 Mbblvd LLC
—
Trustees Deed
related
$8,520,000 · First Citizens Bk
Jun 28, 2013
$5,372,500
865 Mbblvd LLC
David W T Brown
Grant Deed
$3,937,500 · Wells Fargo Bank NA
Oct 27, 2009
—
Brown David Family 2006 Trust
Brown,david W T
Quit Claim Deed
related
—
Oct 18, 2007
—
David W T Brown
Huskinson,robert R
Affidavit Of Death
—
Jun 25, 2001
—
Robert R. Huskinson
Huskinson,r R
Quit Claim Deed
related
—
Feb 14, 1995
$5,000
Robert R Huskinson
Ryon Trust
Grant Deed
—
Jul 19, 1988
$305,000
George C Ryon
Unknown
Grant Deed
—
—
—
Ryon Trust
—
Deed Of Trust
related
$248,500 · City National Bank
—
—
Robert R Huskinson
—
Deed Of Trust
related
$775,000 · Bay Cities National Bank
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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