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Property profile & analytics
OFF-MARKET
Estimated value
$1,160,000
Investment properties
11317 Hawthorne Blvd Inglewood, CA 90304-2714
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6426038
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1938
Construction
WOOD
Total area
2,820 SF
Lot
0.14 ac (5,934 SF)
Zoning code
HAC2YY
APN
4037-018-027
UPID
US09-6426038
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
-
Sue Eunsoo Ko Inc Kid's & Adults Dental Care Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.26M
CAP Approach
CAP
$750k
Comparable Approach
Comparable
$1.07M
Blend (final)
Blend
$1.16M
Owner & transaction history
Vgc Properties LLC · 4 yrs held
Vgc Properties LLC
since 2021
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
HAC2YY · Inglewood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.7M
+119.9%
Medical building
$1.3M
+64.2%
Retail stores
$1.0M
+28.5%
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
$1,170,000
ML approach
$1,255,000
CAP Approach
CAP Return
Estimation
6%
$810,000
6.5%
$750,000
7%
$695,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$780,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,715,000
Change: +120% · Conversion: Difficult
MEDICAL BUILDING
$1,280,000
Change: +64% · Conversion: Easy
RETAIL STORES
$1,005,000
Change: +28% · Conversion: Easy
OFFICE BUILDING
$950,000
Change: +21% · Conversion: Easy
WAREHOUSE, STORAGE
$830,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$1.16M
Range $1.04M – $1.28M · ±10% · vs last sale $1.15M (Sep 29 2021)
Last sale anchor
$1.15M
Sep 29 2021
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
$411 / 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
$16,711
Tax year 2024
Assessed value
$1,196,460
Assessed 2024
Previous assessed
$1,196,460
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$936,360
Assessed improvement
$260,100
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
1938
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Units
2
Bathrooms
2
Total area
2,820 SF
Lot
0.14 ac (5,934 SF)
Zoning code
HAC2YY
APN
4037-018-027
UPID
US09-6426038
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
HAC2YY · Inglewood, CA
Zoning HAC2YY · permitted uses
HAC2YY · 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
$780,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$1.3M
RETAIL STORES
Est. value
$1.0M
OFFICE BUILDING
Est. value
$950,000
WAREHOUSE, STORAGE
Est. value
$830,000
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
RETAIL STORES
OFFICE BUILDING
WAREHOUSE, STORAGE
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
1938
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Units
2
Bathrooms
2
Lot
0.14 ac
Current owner
From public records · entity-resolved
Vgc Properties LLC
Entity
Mailing address
25 HILLCREST MNR, ROLLING HILLS ESTATES, CA 90274-4801
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 29, 2021
$1,150,000
Vgc Properties LLC
Modern Housing LLC
Grant Deed
$805,000 · Hanmi Bank
Jul 24, 2020
$880,000
Modern Housing LLC
Giles Family LLC
Grant Deed
—
Jul 16, 2020
—
Giles Family Trust
William Giles
Quit Claim Deed
related
—
Dec 31, 2013
—
Rmg Family LLC
Giles Family Trust
Quit Claim Deed
—
Aug 15, 2011
—
Giles Family Trust
Giles,roy J
Quit Claim Deed
related
—
Aug 24, 2010
—
Giles Family LLC
Giles,richard E JR
Quit Claim Deed
—
Apr 9, 2010
—
Roy J Giles
Giles,william
Quit Claim Deed
related
—
Aug 24, 1966
—
—
—
Grant Deed
related
—
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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