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Property profile & analytics
OFF-MARKET
Estimated value
$4,965,000
Retail space
12221 Carson St Hawaiian Gardens, CA 90716-1601
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US09-7183102
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2002
Construction
TILT-UP CONCRETE
Total area
16,778 SF
Lot
1.35 ac (58,968 SF)
Zoning code
HGC4
APN
7066-018-033
UPID
US09-7183102
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
$5.71M
Comparable Approach
Comparable
$3.65M
Blend (final)
Blend
$4.97M
Owner & transaction history
Hawaiian Gardens LLC · 19 yrs held
Hawaiian Gardens LLC
since 2007
7 recorded transactions
Zoning & alternative use
HGC4 · Hawaiian Gardens, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$7.8M
+20.7%
Medical building
$7.6M
+18.6%
Office building
$7.5M
+17.0%
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 Hawaiian Gardens submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hawaiian Gardens 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%
$6,185,000
6.5%
$5,710,000
7%
$5,305,000
Alternative Use
Use
Estimation
RETAIL STORES
$6,430,000
Current use
AUTO REPAIR, GARAGE
$7,760,000
Change: +21% · Conversion: Difficult
MEDICAL BUILDING
$7,625,000
Change: +19% · Conversion: Difficult
OFFICE BUILDING
$7,525,000
Change: +17% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$5,260,000
Change: -18% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,185,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$4.97M
Range $4.47M – $5.46M · ±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
$296 / 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
$68,213
Tax year 2024
Assessed value
$5,516,775
Assessed 2024
Previous assessed
$5,516,775
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$3,283,797
Assessed improvement
$2,232,978
Applied tax rate
2.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2002
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Units
1
Total area
16,778 SF
Lot
1.35 ac (58,968 SF)
Zoning code
HGC4
APN
7066-018-033
UPID
US09-7183102
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
HGC4 · Hawaiian Gardens, CA
Zoning HGC4 · permitted uses
HGC4 · Hawaiian Gardens, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hawaiian Gardens. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$6.4M
AUTO REPAIR, GARAGE
Est. value
$7.8M
MEDICAL BUILDING
Est. value
$7.6M
OFFICE BUILDING
Est. value
$7.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.3M
COMMERCIAL (GENERAL)
Est. value
$5.2M
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (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
2002
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
1.35 ac
Current owner
From public records · entity-resolved
Hawaiian Gardens LLC
Entity
Mailing address
PO BOX 1610, COCKEYSVILLE, MD 21030-7610
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 4, 2025
—
Hawaiian Gardens LLC
—
Deed
related
$3,580,000 · Midfirst Bank
Aug 30, 2019
—
Hawaiian Gardens LLC
—
Deed
related
$4,060,000 · Mizrahi Tefahot Bk
Dec 18, 2017
—
Hawaiian Gardens LLC
—
Deed
related
$4,060,000 · Mizrahi Tefahot Bk Ltd Los Ang
Jul 7, 2017
—
Hawaiian Gardens LLC
—
Deed
related
$4,060,000 · Mizrahi Tefahot Bank Ltd
Jun 14, 2007
$5,800,000
Hawaiian Gardens LLC
Jack P Gonsalves
Grant Deed
$3,880,000 · Countrywide Com Real Estate Fin INC
Mar 20, 2007
—
Pcg Armstrong
Garfield Beach Cvs LLC
Grant Deed
$2,426,835 · Wells Fargo Bk Northwest NA (t
Mar 13, 2007
—
Bruce Seldeen
Seldeen,bruce
Quit Claim Deed
related
—
Sep 20, 2006
—
Gonsalves Jack P & M P Trust
Gonsalves,jack
Quit Claim Deed
related
—
Aug 4, 2006
—
Garfield Beach Cvs LLC
Albertsons LLC
Grant Deed
related
—
Apr 18, 2006
—
Bruce Seldeen
Jada
Grant Deed
—
—
—
Hawaiian Gardens LLC
—
Loan Modification
related
$4,060,000 · Mizrahi Tefahot Bk
—
—
Hawaiian Gardens LLC
—
Loan Modification
related
$4,060,000 · Mizrahi Tefahot Bk Ltd Los Ang
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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