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Property profile & analytics
OFF-MARKET
Estimated value
$1,925,000
Investment properties
934 Hermosa Ave Hermosa Beach, CA 90254-4122
Trust Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8005846
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1977
Construction
WOOD
Total area
9,173 SF
Lot
0.27 ac (11,726 SF)
Zoning code
HBC2
APN
4187-007-030
UPID
US09-8005846
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
-
Stella Maris Counseling Counselor
-
Rossella Cromosini Hair Artist Hair Salon Nail Salon
-
Radici Restaurant
-
Angel Nails & Spa Nail Salon
-
Healing Hands Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.31M
Blend (final)
Blend
$1.93M
Owner & transaction history
Vilenica Trust · 8 yrs held
Vilenica Trust
since 2018
7 recorded transactions
Zoning & alternative use
HBC2 · Hermosa 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 Hermosa Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hermosa 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,835,000
Current use
Blend value · Realmo final
$1.93M
Range $1.73M – $2.12M · ±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
$210 / 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
$60,319
Tax year 2024
Assessed value
$5,233,412
Assessed 2024
Previous assessed
$5,233,412
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$4,107,375
Assessed improvement
$1,126,037
Applied tax rate
4.0000
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
1977
Construction
WOOD
Heating
NONE
Stories
1
Total area
9,173 SF
Lot
0.27 ac (11,726 SF)
Zoning code
HBC2
APN
4187-007-030
UPID
US09-8005846
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
HBC2 · Hermosa Beach, CA
Zoning HBC2 · permitted uses
HBC2 · Hermosa Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hermosa Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.8M
COMMERCIAL (GENERAL) Current
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
1977
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.27 ac
Current owner
From public records · entity-resolved
Vilenica Trust
Trust
Mailing address
1734 PROSPECT AVEA, HERMOSA BEACH, CA 90254-3338
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 13, 2018
—
Vilenica Trust
Vilenica Willy Living Trust
Quit Claim Deed
related
—
Jun 7, 2018
—
Owner Name Unavailable
Vilenica,willy
Affidavit Of Death
related
—
Nov 7, 2014
—
Vilenica Trust
Vilenica,john
Quit Claim Deed
related
—
Oct 2, 2012
—
Vilenica Willy Living Trust
Vilenica,john
Quit Claim Deed
related
—
Oct 1, 2012
—
Willy Vilenica
Vilenica,walburga
Quit Claim Deed
related
—
Oct 23, 2007
—
Willy Vilenica
Willy Vilenica
Intrafamily Transfer
related
—
Jul 2, 2007
—
Willy Vilenica
Vilenica,walburga
Quit Claim Deed
related
—
Jul 1, 2005
—
Willy Vilenica
Sherry Siskin Sidney
Grant Deed
$1,100,000 · Washington Mutual Bank
Apr 25, 2002
—
Sidney,jack & Sherry S Tr
Sidney,j & S S Tr
Quit Claim Deed
related
—
Dec 24, 1992
$354,545
Sidney Trust
Rodder Trust
Grant Deed
—
Jun 2, 1988
$1,441,000
Sidney Tr
Servs
Trustees Deed
related
$700,000 · California Federal Bank
Jun 2, 1988
$750,500
Servs
Nellor Howard J&
Trustees Deed
related
—
—
—
John Vilenica
—
Deed Of Trust
related
$1,135,000 · J P Morgan Chase Bank
—
—
Sidney Trust
—
Deed Of Trust
related
$1,100,000 · Affinity 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.
Try Rey
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