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Property profile & analytics
OFF-MARKET
Estimated value
$1,275,000
Investment properties
10321 Hawthorne Blvd Inglewood, CA 90304-1500
Entity Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7739797
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1989
Construction
WOOD
Total area
5,312 SF
Lot
0.34 ac (14,969 SF)
Zoning code
INCSYY
APN
4036-015-016
UPID
US09-7739797
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
-
T.H.E. Hawthorne Mobile Clinic Medical Clinic
-
Caroline Egekeze Pediatrician Medical Clinic
-
T.H.E.Health And Wellness Center Gym & Fitness Center Alternative Medicine Practice
-
To Help Everyone - Hawthorne Health Center Medical Clinic
-
Mariscos El Puerto Escondido - Inglewood 2 Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.41M
Comparable Approach
Comparable
$1.25M
Blend (final)
Blend
$1.28M
Owner & transaction history
Sandhamm LP · 11 yrs held
Sandhamm LP
since 2014
7 recorded transactions
Zoning & alternative use
INCSYY · Inglewood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.9M
+28.5%
Office building
$1.8M
+21.4%
Industrial (general)
$1.6M
+11.1%
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 Inglewood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Inglewood 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%
$1,525,000
6.5%
$1,410,000
7%
$1,310,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,470,000
Current use
RETAIL STORES
$1,890,000
Change: +28% · Conversion: Easy
OFFICE BUILDING
$1,785,000
Change: +21% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,635,000
Change: +11% · Conversion: Moderate
Blend value · Realmo final
$1.28M
Range $1.15M – $1.40M · ±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
$240 / 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
$21,483
Tax year 2024
Assessed value
$1,207,273
Assessed 2024
Previous assessed
$1,207,273
+0.0% YoY
Effective rate
1.78%
On assessed value
Assessed land
$845,093
Assessed improvement
$362,180
Applied tax rate
13.0000
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
1989
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Units
5
Total area
5,312 SF
Lot
0.34 ac (14,969 SF)
Zoning code
INCSYY
APN
4036-015-016
UPID
US09-7739797
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
INCSYY · Inglewood, CA
Zoning INCSYY · permitted uses
INCSYY · Inglewood, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Inglewood. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.5M
RETAIL STORES
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.8M
INDUSTRIAL (GENERAL)
Est. value
$1.6M
COMMERCIAL (GENERAL) Current
RETAIL STORES
OFFICE BUILDING
INDUSTRIAL (GENERAL)
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
1989
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
5
Lot
0.34 ac
Current owner
From public records · entity-resolved
Sandhamm LP
Entity
Mailing address
3740 OVERLAND AVE STE #18, LOS ANGELES, CA 90034-6377
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
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
Oct 20, 2014
—
Sandhamm LP
Sandhamm LP
Intrafamily Transfer
related
$975,000 · Royal Business Bank
Mar 18, 2014
—
Sandhamm LP
Pardesia Trust
Quit Claim Deed
related
—
Jun 6, 2013
$600,000
Pardesia Trust
Zimmerman Family Trust
Grant Deed
$1,518,000 · Fortaleza LP
Aug 3, 2009
—
Zimmerman Family Trust
Zimmerman,dennis
Quit Claim Deed
related
—
Apr 19, 1993
—
Chelsea Daniels Corp
Kamish,anthony
Quit Claim Deed
related
—
Jan 5, 1993
—
Zimmerman Dennis
—
Deed Of Trust
related
—
Oct 2, 1992
$475,000
Anthony S Kamish
—
Grant Deed
related
—
Nov 9, 1990
$770,571
Unity S
Tuason Ramon
Trustees Deed
related
—
Oct 5, 1990
$50,000
Reyna Dev Resour
Tuason Ramon A
Grant Deed
related
—
Jul 8, 1988
$212,500
Ramon Tuason
Intercommodator
Grant Deed
$665,000 · Unity Savings & Loan
—
—
Ramon A Tuason
—
Deed Of Trust
related
$190,000 · Individual
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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