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Property profile & analytics
OFF-MARKET
Investment properties
11015 Hawthorne Blvd Inglewood, CA 90304-2315
Individually Owned
1-yr Hold
Free & Clear
Property ID
US09-8538459
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1930
Construction
WOOD
Total area
2,940 SF
Lot
0.13 ac (5,512 SF)
Zoning code
LCM1*
APN
4037-016-024
UPID
US09-8538459
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Steven Goverman · 1 yrs held
Steven Goverman
since 2025
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
LCM1* · Inglewood, 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$7,327
Tax year 2024
Assessed value
$282,601
Assessed 2024
Previous assessed
$282,601
+0.0% YoY
Effective rate
2.59%
On assessed value
Assessed land
$125,599
Assessed improvement
$157,002
Applied tax rate
5.0000
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
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1930
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Units
2
Total area
2,940 SF
Lot
0.13 ac (5,512 SF)
Zoning code
LCM1*
APN
4037-016-024
UPID
US09-8538459
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCM1* · Inglewood, CA
Zoning LCM1* · permitted uses
LCM1* · 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.
Building & site characteristics
From public records
Year built
1930
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
2
Lot
0.13 ac
Current owner
From public records · entity-resolved
Steven Goverman
Individual
Free & Clear · 1 yrs held
Mailing address
11013 HAWTHORNE BLVD, INGLEWOOD, CA 90304-2315
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 9, 2025
—
Steven Goverman
Wildcat Asset Management LLC
Grant Deed
—
May 9, 2025
$1,900,000
11011 Hawthorne Blvd LLC
Steven Goverman
Grant Deed
$1,235,000 · Prosperity Lending LLC
Apr 1, 2005
—
Wildcat Asset Management LLC
Morrison,michael
Quit Claim Deed
related
—
Jan 27, 2005
—
Mindey Morrison
Steingold,geri M
Grant Deed
related
—
May 6, 2004
—
Morrison,tr
Morrison,mindey
Quit Claim Deed
related
—
May 13, 1993
—
Geri A Morrison
—
Deed Of Trust
related
—
—
—
Allan E Morrison
—
Deed Of Trust
related
$180,000 · Highland Federal Bank
—
—
Wildcat Asset Management LLC
—
Deed Of Trust
related
$225,000 · Joan S Frosh
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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