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Property profile & analytics
OFF-MARKET
Estimated value
$4,125,000
Office buildings
1010 Crenshaw Blvd Torrance, CA 90501-2056
Entity Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7255957
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Construction
WOOD
Total area
15,106 SF
Lot
0.6 ac (25,968 SF)
Zoning code
TOCC-GEN
APN
7354-012-054
UPID
US09-7255957
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
-
Farahi Law Firm, APC Law Firm
-
Benevolence Health Centers Corporate Office
-
Rapha IPA Consultant
-
Kadeem Renee Wells: Primerica - Financial Services Financial Advisor
-
Robert E. Kim, CPA Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.69M
Comparable Approach
Comparable
$2.85M
Blend (final)
Blend
$4.13M
Owner & transaction history
Steaman Group LLC · 10 yrs held
Steaman Group LLC
since 2015
6 recorded transactions
Zoning & alternative use
TOCC-GEN · Torrance, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$6.9M
+8.8%
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 Torrance submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Torrance 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%
$6,165,000
6.5%
$5,690,000
7%
$5,285,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$6,310,000
Current use
MEDICAL BUILDING
$6,865,000
Change: +9% · Conversion: Easy
RETAIL STORES
$5,670,000
Change: -10% · Conversion: Moderate
Blend value · Realmo final
$4.13M
Range $3.71M – $4.54M · ±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
$273 / 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
$48,868
Tax year 2024
Assessed value
$4,048,118
Assessed 2024
Previous assessed
$4,048,118
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$2,089,052
Assessed improvement
$1,959,066
Applied tax rate
9.0000
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
1985
Construction
WOOD
Heating
NONE
Stories
1
Total area
15,106 SF
Lot
0.6 ac (25,968 SF)
Zoning code
TOCC-GEN
APN
7354-012-054
UPID
US09-7255957
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TOCC-GEN · Torrance, CA
Zoning TOCC-GEN · permitted uses
TOCC-GEN · Torrance, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Torrance. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$6.3M
MEDICAL BUILDING
Est. value
$6.9M
RETAIL STORES
Est. value
$5.7M
OFFICE BUILDING Current
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
1985
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.6 ac
Current owner
From public records · entity-resolved
Steaman Group LLC
Entity
Mailing address
14694 BLAZING STAR DR, CORONA, CA 92880-9138
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 13, 2015
$3,488,000
Steaman Group LLC
Southern Pacific Properties LLC
Grant Deed
$2,975,000 · Evertrust Bank
Nov 28, 2005
—
Wireless Capital Partners LLC
—
Deed Of Trust
related
$125,000,000 · Halifax Plc
Dec 30, 2003
—
Southern Pacific Properties Ll
1010 Crenshaw Properties LLC
Grant Deed
$1,250,000 · Zions First National Bank
Nov 1, 2000
$1,575,000
Hwa,1010 Crenshaw Properties LLC
Hwo Trust
Grant Deed
$1,000,000 · Pacific Crest Bank
May 14, 1999
$1,450,000
Hwo Trust
1010 Crenshaw Ltd
Grant Deed
$1,087,500 · Bank Of Yorba Linda
—
—
Southern Pacific Props LLC
—
Deed Of Trust
related
$1,950,000 · Sunwest 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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