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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Warehouses
1232 135th St Gardena, CA 90247-1907
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7535196
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2003
Construction
TILT-UP CONCRETE
Total area
2,475 SF
Lot
0.18 ac (7,654 SF)
Zoning code
GAC2
APN
6115-008-029
UPID
US09-7535196
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
$495k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$625k
Owner & transaction history
Mochi Madness LLC · 6 yrs held
Mochi Madness LLC
since 2020
Last sale
$620,006
7 recorded transactions
Zoning & alternative use
GAC2 · Gardena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$790,000
+13.7%
Commercial (general)
$790,000
+13.6%
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
$770,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$535,000
6.5%
$495,000
7%
$460,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$695,000
Current use
OFFICE BUILDING
$790,000
Change: +14% · Conversion: Difficult
COMMERCIAL (GENERAL)
$790,000
Change: +14% · Conversion: Difficult
RETAIL STORES
$580,000
Change: -17% · Conversion: Moderate
Blend value · Realmo final
$625k
Range $563k – $688k · ±10% · vs last sale $620k (Jan 24 2020)
Last sale anchor
$620k
Jan 24 2020
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
$253 / 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
$8,664
Tax year 2024
Assessed value
$664,760
Assessed 2024
Previous assessed
$664,760
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$407,434
Assessed improvement
$257,326
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2003
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
2,475 SF
Lot
0.18 ac (7,654 SF)
Zoning code
GAC2
APN
6115-008-029
UPID
US09-7535196
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GAC2 · Gardena, CA
Zoning GAC2 · permitted uses
GAC2 · 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
WAREHOUSE, STORAGE Current
Est. value
$695,000
OFFICE BUILDING
Est. value
$790,000
COMMERCIAL (GENERAL)
Est. value
$790,000
RETAIL STORES
Est. value
$580,000
WAREHOUSE, STORAGE Current
OFFICE 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
2003
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.18 ac
Current owner
From public records · entity-resolved
Mochi Madness LLC
Entity
Mailing address
1812 S GRANDRIDGE AVE, MONTEREY PARK, CA 91754-6423
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 24, 2020
$620,000
Mochi Madness LLC
Georgios Xanthogeorgi
Grant Deed
$400,000 · Citibank NA
Sep 23, 2013
$305,000
George Xanthogeorgis
Schwenke,kenneth
Grant Deed
$290,000 · Pete James Ents INC
Dec 12, 2001
—
Keneth Schwenke
Schwenke,l
Quit Claim Deed
related
—
Jan 29, 1996
$20,000
Ming-sang Lin
Lin,ching-piao
Grant Deed
related
—
Jan 29, 1996
$25,500
Ming-sang Lin
Lin,ching-piao
Grant Deed
related
—
Feb 12, 1990
$368,500
William V Tuomey
Coast
Grant Deed
$294,450 · Homefed Bank
Nov 16, 1989
$377,000
Renfro Joel A&si
Coast
Trustees Deed
$301,500 · Countrywide Funding Corp
Nov 16, 1989
$325,600
Quinn David P&
Coast
Trustees Deed
$260,400 · Homefed Bank
Oct 31, 1989
$335,000
Zachary Eschrich
Coast
Grant Deed
$267,920 · Wells Fargo Bank
Oct 31, 1989
$323,500
Erlendsson David
Coast
Trustees Deed
$257,600 · Countrywide Funding Corp
Oct 31, 1989
—
David Erlendsson
Erlen
Quit Claim Deed
related
—
Oct 27, 1989
$323,000
Roger C Ziemer
Coast
Grant Deed
$258,300 · Primerit Bank
Oct 20, 1989
$342,000
Ivey B Holt
Coast
Grant Deed
$300,000 · Wells Fargo Bank
Oct 16, 1989
$293,000
Steven R Eastman
Coast
Grant Deed
$231,900 · Coast Federal Bank
Oct 5, 1989
$325,000
Laurence M Wolfe
Coast
Grant Deed
$243,675 · Wells Fargo Bank
Sep 29, 1989
$276,000
John R Pitarro
Coast
Grant Deed
$206,250 · Homefed Bank
Sep 28, 1989
—
James Groth
Groth
Quit Claim Deed
related
—
Sep 28, 1989
$313,000
Groth James&
Coast
Trustees Deed
$182,900 · Home Savings Of America
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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