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Property profile & analytics
OFF-MARKET
Estimated value
$8,155,000
Office buildings
1125 190th St Gardena, CA 90248-4303
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US09-7176306
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1988
Construction
TILT-UP CONCRETE
Total area
28,231 SF
Lot
1.38 ac (59,964 SF)
Zoning code
LAMR1
APN
7351-028-021
UPID
US09-7176306
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
-
Surveillance International Security Service
-
American Guard Services, Inc. - Corporate Headquarters Security Service
-
Worldwide Sourcing Group, Inc. Business Management Consultant
-
Vets Securing America - Corporate Headquarters Security Service
-
LoudBags Inc. - Los Angeles Golf Course (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$10.13M
Comparable Approach
Comparable
$8.96M
Blend (final)
Blend
$8.16M
Owner & transaction history
1125 190th LLC · 10 yrs held
1125 190th LLC
since 2016
4 recorded transactions
Zoning & alternative use
LAMR1 · Gardena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$12.8M
+24.2%
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 Gardena submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gardena 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%
$10,970,000
6.5%
$10,125,000
7%
$9,405,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$10,335,000
Current use
MEDICAL BUILDING
$12,835,000
Change: +24% · Conversion: Easy
COMMERCIAL (GENERAL)
$9,020,000
Change: -13% · Conversion: Easy
RETAIL STORES
$8,285,000
Change: -20% · Conversion: Moderate
Blend value · Realmo final
$8.16M
Range $7.34M – $8.97M · ±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
$289 / 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
$90,648
Tax year 2024
Assessed value
$6,847,453
Assessed 2024
Previous assessed
$6,847,453
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$3,481,755
Assessed improvement
$3,365,698
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
1988
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
28,231 SF
Lot
1.38 ac (59,964 SF)
Zoning code
LAMR1
APN
7351-028-021
UPID
US09-7176306
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAMR1 · Gardena, CA
Zoning LAMR1 · permitted uses
LAMR1 · Gardena, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gardena. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$10.3M
MEDICAL BUILDING
Est. value
$12.8M
COMMERCIAL (GENERAL)
Est. value
$9.0M
RETAIL STORES
Est. value
$8.3M
OFFICE BUILDING Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
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
1988
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.38 ac
Current owner
From public records · entity-resolved
1125 190th LLC
Entity
Mailing address
1125 W 190TH ST, GARDENA, CA 90248-4303
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 4, 2016
$5,900,000
1125 190th LLC
1125 West 190th Property Co
Grant Deed
$2,367,600 · Wells Fargo Bank NA
Aug 2, 1988
$950,000
1125 West 190th Property Co
Unknown
Grant Deed
—
—
—
1125 W 190th Property Co
—
Deed Of Trust
related
$1,079,000 · Wells Fargo Bank
—
—
1125 190th LLC
—
Deed Of Trust
related
$2,422,000 · Cdc Small Busn Fin
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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