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Property profile & analytics
OFF-MARKET
Estimated value
$4,445,000
Retail properties & Spaces
1029 223rd St Torrance, CA 90502-4500
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8865504
Property profile
Verified
Property type
Retail properties & Spaces
Use group
NURSERY, GREENHOUSE, FLORIST
Year built
1979
Construction
WOOD
Total area
10,800 SF
Lot
0.52 ac (22,803 SF)
Zoning code
LCA1*
APN
7344-007-038
UPID
US09-8865504
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
-
Mikamo Nursery Big Box & Wholesale Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.74M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.42M
Blend (final)
Blend
$4.45M
Owner & transaction history
Allison L Hsu · 5 yrs held
Allison L Hsu
since 2021
Last sale
$4.2M
5 recorded transactions
Zoning & alternative use
LCA1* · Torrance, 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 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
$4,780,000
ML approach
$4,735,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$4.45M
Range $4.00M – $4.89M · ±10% · vs last sale $4.15M (Jan 16 2020)
Last sale anchor
$4.15M
Jan 16 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
$412 / 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
$258,996
Tax year 2024
Assessed value
$21,626,373
Assessed 2024
Previous assessed
$21,626,373
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$1,608,302
Assessed improvement
$20,018,071
Applied tax rate
17.0000
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
Retail properties & Spaces
Use group
NURSERY, GREENHOUSE, FLORIST
Status
Off-Market
Year built
1979
Construction
WOOD
Heating
NONE
Stories
1
Total area
10,800 SF
Lot
0.52 ac (22,803 SF)
Zoning code
LCA1*
APN
7344-007-038
UPID
US09-8865504
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCA1* · Torrance, CAZoning LCA1* · permitted uses
LCA1* · Torrance, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1979
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.52 ac
Current owner
From public records · entity-resolved
Allison L Hsu
Individual
Mailing address
2390 CRENSHAW BLVD #138, TORRANCE, CA 90501-3300
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 14, 2021
$648,500
Allison L Hsu
Olson Urban III La Torrance 1 LLC
Grant Deed
$518,792 · Wells Fargo Bank NA
Jan 16, 2020
$4,150,000
Seagate Homes LP
Mikamo A T & E H F/tr
Grant Deed
—
Jul 31, 1997
—
Mikamo Arthur T
Mikamo,a T & E H
Quit Claim Deed
related
—
Mar 3, 1997
—
Arthur T Mikamo
Mikamo,a T & E H
Quit Claim Deed
related
—
—
—
Mikamo Trust
—
Deed Of Trust
related
$28,518 · Harbor Japanese Cu
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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