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Property profile & analytics
OFF-MARKET
Estimated value
$1,950,000
Office buildings
880 Manhattan Bch Blvd Manhattan Beach, CA 90266-4964
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-6362063
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1966
Construction
WOOD
Total area
3,272 SF
Lot
0.1 ac (4,179 SF)
Zoning code
MNCL
APN
4170-024-001
UPID
US09-6362063
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
-
Mc Cullum Engineering Structural Engineer
-
Study Hut Tutoring Tutoring Service
-
Oranje Door Management,LLC Property Management Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.03M
CAP Approach
CAP
$1.18M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.95M
Owner & transaction history
Raw Investments LLC · 5 yrs held
Raw Investments LLC
since 2020
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
MNCL · Manhattan Beach, 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 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
$2,045,000
ML approach
$2,030,000
CAP Approach
CAP Return
Estimation
6%
$1,270,000
6.5%
$1,175,000
7%
$1,090,000
Blend value · Realmo final
$1.95M
Range $1.76M – $2.15M · ±10% · vs last sale $1.86M (Dec 9 2020)
Last sale anchor
$1.86M
Dec 9 2020
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
$596 / 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
$26,036
Tax year 2024
Assessed value
$2,235,389
Assessed 2024
Previous assessed
$2,235,389
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$1,273,933
Assessed improvement
$961,456
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1966
Construction
WOOD
Heating
NONE
Stories
1
Total area
3,272 SF
Lot
0.1 ac (4,179 SF)
Zoning code
MNCL
APN
4170-024-001
UPID
US09-6362063
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.
Building & site characteristics
From public records
Year built
1966
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.1 ac
Current owner
From public records · entity-resolved
Raw Investments LLC
Entity
Mailing address
PO BOX 3438, SUN VALLEY, ID 83353-3438
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 9, 2020
—
Raw Investments LLC
Charlies Beach House LLC
Quit Claim Deed
—
Nov 21, 2013
$1,860,000
Charlies Beach House LLC
Scotten Family Trust
Grant Deed
—
Dec 16, 2003
$310,000
Douglas J Scotten
Lagraff,tr
Grant Deed
—
Dec 16, 2003
—
Douglas Scotten
Caredda,carmen
Grant Deed
related
—
Jan 9, 2002
$73,000
Lagraff Trustee
Hess,bernd & Dinah B
Grant Deed
related
—
May 29, 1997
$110,000
Bernd Hess
Poriy,david A
Grant Deed
related
$59,000 · North American Mortgage
Feb 12, 1997
$550,000
David A Poriy
Sonia B Moore Estate
Grant Deed
$495,000 · Seller
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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