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Property profile & analytics
OFF-MARKET
Estimated value
$3,385,000
Investment properties
11918 Aviation Blvd Inglewood, CA 90304-1007
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6712810
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1953
Construction
TILT-UP CONCRETE
Total area
9,092 SF
Lot
0.37 ac (15,947 SF)
Zoning code
LCC1YY
APN
4140-006-037
UPID
US09-6712810
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
-
AL HAMRA KABOB GRILL Restaurant
-
AL HAMRA KABOB GRILL AVIATION Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.55M
CAP Approach
CAP
$2.42M
Comparable Approach
Comparable
$3.44M
Blend (final)
Blend
$3.39M
Owner & transaction history
Kathleen R Mastagni · 5 yrs held
Kathleen R Mastagni
since 2021
Last sale
$3.3M
7 recorded transactions
Zoning & alternative use
LCC1YY · Inglewood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$5.5M
+119.9%
Medical building
$4.1M
+64.2%
Retail stores
$3.2M
+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
$3,340,000
ML approach
$3,545,000
CAP Approach
CAP Return
Estimation
6%
$2,615,000
6.5%
$2,415,000
7%
$2,240,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,515,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$5,535,000
Change: +120% · Conversion: Difficult
MEDICAL BUILDING
$4,135,000
Change: +64% · Conversion: Easy
RETAIL STORES
$3,235,000
Change: +28% · Conversion: Easy
OFFICE BUILDING
$3,055,000
Change: +21% · Conversion: Easy
INDUSTRIAL (GENERAL)
$2,795,000
Change: +11% · Conversion: Moderate
Blend value · Realmo final
$3.39M
Range $3.05M – $3.72M · ±10% · vs last sale $3.30M (May 28 2021)
Last sale anchor
$3.30M
May 28 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
$372 / 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
$49,833
Tax year 2024
Assessed value
$3,501,986
Assessed 2024
Previous assessed
$3,501,986
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$2,122,416
Assessed improvement
$1,379,570
Applied tax rate
16.0000
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
1953
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
9,092 SF
Lot
0.37 ac (15,947 SF)
Zoning code
LCC1YY
APN
4140-006-037
UPID
US09-6712810
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC1YY · Inglewood, CA
Zoning LCC1YY · permitted uses
LCC1YY · 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
$2.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.5M
MEDICAL BUILDING
Est. value
$4.1M
RETAIL STORES
Est. value
$3.2M
OFFICE BUILDING
Est. value
$3.1M
INDUSTRIAL (GENERAL)
Est. value
$2.8M
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
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
1953
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
0.37 ac
Current owner
From public records · entity-resolved
Kathleen R Mastagni
Individual
Mailing address
1912 I ST, SACRAMENTO, CA 95811-3151
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
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 28, 2021
$3,300,000
Kathleen R Mastagni
Signature Lands LLC
Grant Deed
$2,310,000 · Mission Valley Bank
May 28, 2021
—
Kathleen R Mastagni
David P Mastagni
Intrafamily Transfer
related
—
Feb 5, 2014
—
Signature Lands LLC
Frem J & A Living Trust
Quit Claim Deed
—
Jan 30, 2014
$2,100,000
Frem,joseph & A Living Trust
Dades INC
Grant Deed
$1,500,000 · Ahlzaheh David Trust (pt)
May 7, 2007
$3,177,000
Dades INC
Grewal,gurbachan S & Parminder K
Grant Deed
—
Apr 27, 2005
$1,290,000
Gurbachan S Grewal
Rosales,charles
Grant Deed
$897,000 · Evertrust Bank
Aug 12, 2003
$1,075,000
Charles Rosales
Ngai,cersia T
Grant Deed
$712,000 · Cnl Commercial Finance INC
Sep 27, 1999
—
Cersia T Ngai
Ngai,y T
Quit Claim Deed
related
—
Apr 30, 1998
—
Yuk T Ngai
Ngai,y T & C T
Quit Claim Deed
related
—
—
—
Gurbachan S Grewal
—
Deed Of Trust
related
$250,000 · Manju Kumar
—
—
Cersia T Ngai
—
Deed Of Trust
related
$65,000 · American Mutual Mortgage
—
—
Charles Rosales
—
Deed Of Trust
related
$150,000 · Boris & Ella Brezinger
—
—
Charles Rosales
—
Deed Of Trust
related
$200,000 · Sky High Unlimited INC
—
—
Yuk T Ngai
—
Deed Of Trust
related
$90,000 · Far East National Bank
—
—
Yuk T Ngai
—
Deed Of Trust
related
$15,000 · Far East National Bank
—
—
Yuk T Ngai
—
Deed Of Trust
related
$400,000 · First Central Bank
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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