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Property profile & analytics
OFF-MARKET
Estimated value
$18,120,000
Warehouses
12850 Crenshaw Blvd Gardena, CA 90249-1542
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6349435
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1958
Construction
WOOD
Total area
24,990 SF
Lot
1.33 ac (58,144 SF)
Zoning code
GAC3
APN
4060-004-039
UPID
US09-6349435
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
by Request
Comparable Approach
Comparable
$17.54M
Blend (final)
Blend
$18.12M
Owner & transaction history
Sbc Cv South Bay X LLC · 4 yrs held
Sbc Cv South Bay X LLC
since 2021
Last sale
$22.3M
7 recorded transactions
Zoning & alternative use
GAC3 · Gardena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$16.3M
+35.5%
Auto repair, garage
$16.1M
+34.3%
Neighborhood: shopping center
$15.2M
+26.6%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$12,010,000
Current use
RESTAURANT
$16,275,000
Change: +36% · Conversion: Difficult
AUTO REPAIR, GARAGE
$16,125,000
Change: +34% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$15,210,000
Change: +27% · Conversion: Moderate
MEDICAL BUILDING
$11,360,000
Change: -5% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$11,285,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$18.12M
Range $16.31M – $19.93M · ±10% · vs last sale $22.33M (Dec 21 2021)
Last sale anchor
$22.33M
Dec 21 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
$725 / 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
$308,545
Tax year 2024
Assessed value
$23,226,930
Assessed 2024
Previous assessed
$23,226,930
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$23,226,930
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
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
1958
Construction
WOOD
Heating
NONE
Stories
1
Total area
24,990 SF
Lot
1.33 ac (58,144 SF)
Zoning code
GAC3
APN
4060-004-039
UPID
US09-6349435
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GAC3 · Gardena, CA
Zoning GAC3 · permitted uses
GAC3 · 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
$12.0M
RESTAURANT
Est. value
$16.3M
AUTO REPAIR, GARAGE
Est. value
$16.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$15.2M
MEDICAL BUILDING
Est. value
$11.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$11.3M
WAREHOUSE, STORAGE Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1958
Construction
WOOD
Heating
NONE
Stories
1
Lot
1.33 ac
Current owner
From public records · entity-resolved
Sbc Cv South Bay X LLC
Entity
Mailing address
1901 AVE OF THE STARS STE #1950, LOS ANGELES, CA 90067-6062
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 24, 2023
—
Sbc Cv South Bay X LLC
—
Deed
related
$81,050,000 · City National Bank
Dec 21, 2021
$22,325,000
Sbc Cv South Bay X LLC
Raven Construction INC
Special Warranty Deed
—
Oct 25, 2021
$8,230,000
Raven Construction INC
Maurice Marian Jabbari
Special Warranty Deed
—
Jul 9, 2014
—
Maurice J Marian
Sazegar,tohra J
Quit Claim Deed
related
—
Jul 9, 2014
$3,150,000
Maurce Jabarri Marian
Kyom Kim Chee
Grant Deed
$900,000 · Wilshire Bank
Aug 8, 1990
$1,300,000
Chee K Kim
Yu Chong C
Grant Deed
$215,000 · Investors Thrift
—
—
Chee K Kim
—
Deed Of Trust
related
$862,500 · Wells Fargo Bank
—
—
Chee K Kim
—
Deed Of Trust
related
—
—
—
Chee K Kim
—
Deed Of Trust
related
$950,000 · Zions First National 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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