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Property profile & analytics
OFF-MARKET
Estimated value
$48,660,000
Office buildings
12515 Cerise Ave Hawthorne, CA 90250-4801
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0213276
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1956
Construction
TILT-UP CONCRETE
Total area
59,422 SF
Lot
2.89 ac (125,728 SF)
Zoning code
HAM2YY
APN
4049-006-071
UPID
US10-0213276
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
-
LAX32 Corporate Office
-
Ring Corporate Office
-
Tug Technologies Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$43.99M
Blend (final)
Blend
$48.66M
Owner & transaction history
Hawthorne Creative LLC · 4 yrs held
Hawthorne Creative LLC
since 2021
Last sale
$60.8M
7 recorded transactions
Zoning & alternative use
HAM2YY · Hawthorne, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$38.7M
+45.2%
Neighborhood: shopping center
$36.2M
+35.7%
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 Hawthorne submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hawthorne 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
$56,435,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$38,695,000
Change: +45% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$36,165,000
Change: +36% · Conversion: Difficult
Blend value · Realmo final
$48.66M
Range $43.79M – $53.53M · ±10% · vs last sale $60.78M (Dec 3 2021)
Last sale anchor
$60.78M
Dec 3 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
$819 / 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
$783,946
Tax year 2024
Assessed value
$63,237,592
Assessed 2024
Previous assessed
$63,237,592
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$18,727,200
Assessed improvement
$44,510,392
Applied tax rate
10.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1956
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
59,422 SF
Lot
2.89 ac (125,728 SF)
Zoning code
HAM2YY
APN
4049-006-071
UPID
US10-0213276
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
HAM2YY · Hawthorne, CA
Zoning HAM2YY · permitted uses
HAM2YY · Hawthorne, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hawthorne. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$38.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$36.2M
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
1956
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
2.89 ac
Current owner
From public records · entity-resolved
Hawthorne Creative LLC
Entity
Mailing address
515 S FIGUEROA ST16THFL, LOS ANGELES, CA 90071-3301
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
20 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 3, 2021
$60,782,000
Hawthorne Creative LLC
12515 Cerise Zv LLC
Grant Deed
—
Dec 30, 2020
—
Zav From Bowery LLC
—
Deed
related
$45,000,000 · Fs Creit Cerise LLC
Jun 3, 2019
—
Cerise Zv LLC
—
Grant Deed
related
$28,100,000 · M&t Bk
Mar 22, 2018
$13,000,000
12515 Cerise Zv LLC
Cerise Rjt LLC
Grant Deed
—
Sep 28, 2017
—
Cerise Rjt LLC
Speigel Family Trust
Quit Claim Deed
related
—
May 9, 2017
—
Ronald P Spiegel
—
Deed
related
$600,000 · Gf Capital
Nov 28, 2016
—
Spiegel Family Trust
—
Deed
related
$3,241,000 · Community Bk
Mar 22, 2013
—
Spiegel Family Trust
Spiegel,ronald P & Janet
Quit Claim Deed
related
—
Sep 8, 2011
$3,215,000
Ronald P Spiegel
Ives Property Investment LP
Grant Deed
$1,626,000 · Beach Business Bank
Jan 10, 2003
—
Ives Property Investment LP
Ives Property Investment LP
Quit Claim Deed
related
—
Oct 26, 2000
—
Ives Prop Inv
Ives,s L
Quit Claim Deed
related
—
Oct 3, 2000
—
Ives Prop Inv
Ives E A Trustee,
Quit Claim Deed
related
—
Apr 30, 1999
$1,400,000
Ives,evelyn A & Steven L Tr
—
Grant Deed
related
—
Apr 16, 1999
—
Mclaughlan,denise Tr Etal
—
Deed Of Trust
related
—
Sep 30, 1996
—
Mclaughlan,denise Tr Et Al
—
Deed Of Trust
related
—
Mar 3, 1992
—
Emmick,walton Tr Et Al
—
Deed Of Trust
related
—
—
—
Spiegel Family Trust
—
Loan Modification
related
$3,241,000 · Community Bk
—
—
Ives Property Investment LP
—
Deed Of Trust
related
$750,000 · General Bank
—
—
Dustin M Ives
—
Deed Of Trust
related
$350,000 · Individual
—
—
Zav From Bowery LLC
—
Deed Of Trust
related
$45,000,000 · Fs Creit Cerise LLC
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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