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Property profile & analytics
OFF-MARKET
Estimated value
$645,000
Office buildings
12903 Inglewood Ave Hawthorne, CA 90250-5139
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7096502
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1959
Construction
WOOD
Total area
800 SF
Lot
0.1 ac (4,407 SF)
Zoning code
HAM1YY
APN
4144-004-018
UPID
US09-7096502
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
-
Pinnacle Commercial Heating & Air HVAC Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$670k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$592k
Blend (final)
Blend
$645k
Owner & transaction history
Ecav 129st LLC · 1 yrs held
Ecav 129st LLC
since 2025
7 recorded transactions
Zoning & alternative use
HAM1YY · Hawthorne, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$485,000
+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
$680,000
ML approach
$670,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$485,000
Change: +36% · Conversion: Difficult
Blend value · Realmo final
$645k
Range $581k – $710k · ±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
$806 / 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
$8,435
Tax year 2024
Assessed value
$604,887
Assessed 2024
Previous assessed
$604,887
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$498,767
Assessed improvement
$106,120
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1959
Construction
WOOD
Heating
NONE
Stories
1
Total area
800 SF
Lot
0.1 ac (4,407 SF)
Zoning code
HAM1YY
APN
4144-004-018
UPID
US09-7096502
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
HAM1YY · Hawthorne, CA
Zoning HAM1YY · permitted uses
HAM1YY · 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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$485,000
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
1959
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.1 ac
Current owner
From public records · entity-resolved
Ecav 129st LLC
Entity
Free & Clear · 1 yrs held
Mailing address
588 GRAPEVINE DR, CORONA, CA 92882-5987
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 2, 2025
—
Ecav 129st LLC
Eduardo R Santizo Monroy
Grant Deed
—
Oct 19, 2020
$570,000
M Eduardo R Santizo
John Snyder
Grant Deed
—
Oct 19, 2020
—
R S M Eduardo
Carla Y M Alvarez
Quit Claim Deed
related
—
Jun 26, 2007
—
John Snyder
Ernest Hom Allen
Grant Deed
$450,500 · Lehman Brothers Bank Fsb
Jan 23, 2004
$325,000
Hom,tr
Badour,steve Z & Liu Y
Grant Deed
$227,500 · American Premier Bank
Jun 3, 2003
—
Steve Badour
Badour,steve Z & Liu Y
Quit Claim Deed
related
—
Mar 26, 2003
—
Steve Z Badour
Badour,tr
Quit Claim Deed
related
$100,000 · Kall Trust
Jan 17, 2003
—
Badour,tr
Badour,steve Z & Liu Y
Quit Claim Deed
related
—
Jul 18, 2000
$20,000
Steve Z Badour
Williams,yvette
Grant Deed
—
Aug 27, 1999
$27,500
Yvette Williams
Seals,kellye
Grant Deed
—
Jan 28, 1994
$117,000
Kelley Seals
Guillory,maudres
Grant Deed
$132,859 · Individual
Oct 7, 1993
$115,416
Maudress Guillory
Carter,terry
Trustees Deed
—
Jun 15, 1990
$131,818
Terry Carter
Unknown
Grant Deed
—
—
—
Steve Z Badour
—
Deed Of Trust
related
$50,000 · Us District Court
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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