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Property profile & analytics
OFF-MARKET
Estimated value
$2,450,000
Office buildings
909 Aviation Blvd Manhattan Beach, CA 90266-6241
Individually Owned
1-yr Hold
Free & Clear
Property ID
US09-6362056
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1969
Construction
WOOD
Total area
5,334 SF
Lot
0.17 ac (7,373 SF)
Zoning code
MNCG
APN
4164-003-022
UPID
US09-6362056
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
-
Vertex Home Transformations Construction Company General Contractor
-
Exterior Paint Experts Construction Company General Contractor
-
Oceanside Camera Repair Computer & Electronic Repair Auto Repair Shop
-
Chloe Moore Photography Photography Service (Bike/Boat/Book/etc) Store
-
Manhattan Beach Tailors (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.92M
Comparable Approach
Comparable
$3.09M
Blend (final)
Blend
$2.45M
Owner & transaction history
Robert J Abemethy · 1 yrs held
Robert J Abemethy
since 2024
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
MNCG · 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,075,000
6.5%
$1,915,000
7%
$1,775,000
Blend value · Realmo final
$2.45M
Range $2.21M – $2.70M · ±10% · vs last sale $2.40M (Sep 24 2024)
Last sale anchor
$2.40M
Sep 24 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
$459 / 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
$22,710
Tax year 2024
Assessed value
$1,913,205
Assessed 2024
Previous assessed
$1,913,205
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$1,366,581
Assessed improvement
$546,624
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 (MULTI-STORY)
Status
Off-Market
Year built
1969
Construction
WOOD
Heating
NONE
Stories
2
Total area
5,334 SF
Lot
0.17 ac (7,373 SF)
Zoning code
MNCG
APN
4164-003-022
UPID
US09-6362056
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
MNCG · Manhattan Beach, CA
Zoning MNCG · permitted uses
MNCG · 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
1969
Construction
WOOD
Heating
NONE
Stories
2
Lot
0.17 ac
Current owner
From public records · entity-resolved
Robert J Abemethy
Individual
Free & Clear · 1 yrs held
Mailing address
PO BOX 11400, TORRANCE, CA 90510-1400
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 24, 2024
$2,400,000
Robert J Abemethy
Apollo Holdings LLC
Grant Deed
—
Aug 25, 2004
$1,400,000
Apollo Holdings LLC
Fredericks,jeff & Denine B
Grant Deed
related
$700,000 · Guaranty Bank California
Aug 11, 2004
—
Jeff Fredericks
Fredericks,tr
Quit Claim Deed
related
—
Feb 3, 1999
$262,000
Fredericks Trust
Sackley,stuart
Grant Deed
—
Jul 1, 1991
$36,500
Stuart Sackley
Hudgens,john D
Grant Deed
related
—
May 1, 1989
$45,000
Shannon G B
Brass
Trustees Deed
$85,000 · Sackley Ralph&m
May 1, 1989
$90,000
Hudgens John D
Excha
Grant Deed
—
May 1, 1989
$135,000
Park Place Accom
Sackl
Trustees Deed
related
—
—
—
Stuart Sackley
—
Deed Of Trust
related
$20,000 · Individual
—
—
Stuart Sackley
—
Deed Of Trust
related
$378,000 · One Stop Funding
—
—
Stuart Sackley
—
Deed Of Trust
related
$224,000 · Mechanics 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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