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Property profile & analytics
OFF-MARKET
Estimated value
$960,000
Retail space
13110 Hawthorne Blvd Hawthorne, CA 90250-4410
Entity Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7347601
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1950
Construction
WOOD
Total area
5,117 SF
Lot
0.14 ac (5,906 SF)
Zoning code
HAC2YY
APN
4045-003-040
UPID
US09-7347601
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
-
Per Ankh Life Skills, Inc. dba PALS Hawthorne Adult Day Care
-
Hagan Auto Glass Company Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.29M
Blend (final)
Blend
$960k
Owner & transaction history
Napa Investments LLC · 13 yrs held
Napa Investments LLC
since 2013
7 recorded transactions
Zoning & alternative use
HAC2YY · Hawthorne, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
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
RETAIL STORES
$1,585,000
Current use
WAREHOUSE, STORAGE
$1,505,000
Change: -5% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,360,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$960k
Range $864k – $1.06M · ±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
$188 / 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
$12,729
Tax year 2024
Assessed value
$923,592
Assessed 2024
Previous assessed
$923,592
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$483,229
Assessed improvement
$440,363
Applied tax rate
4.0000
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
1950
Construction
WOOD
Heating
NONE
Stories
1
Total area
5,117 SF
Lot
0.14 ac (5,906 SF)
Zoning code
HAC2YY
APN
4045-003-040
UPID
US09-7347601
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
HAC2YY · Hawthorne, CA
Zoning HAC2YY · permitted uses
HAC2YY · 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
RETAIL STORES Current
Est. value
$1.6M
WAREHOUSE, STORAGE
Est. value
$1.5M
INDUSTRIAL (GENERAL)
Est. value
$1.4M
RETAIL STORES Current
WAREHOUSE, STORAGE
INDUSTRIAL (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
1950
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.14 ac
Current owner
From public records · entity-resolved
Napa Investments LLC
Entity
Mailing address
1270 COLDWATER CYN DR, BEVERLY HILLS, CA 90210-2405
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 10, 2023
—
Napa Investments LLC
—
Deed
related
$525,000 · First Republic Bank
May 13, 2013
—
Napa Investments LLC
17713 Posetano LLC
Grant Deed
related
$435,500 · Pacific Mercantile Bank
Feb 6, 2007
$290,500
17713 Posetano LLC
Napa Investments LLC
Grant Deed
—
Jan 26, 2007
$701,500
Napa Investments LLC
Trinh,tien Q
Grant Deed
$420,756 · Benji Khosrow & A 1993 Trust
Jan 26, 2007
—
Tien Q Trinh
Trinh,tien Q
Quit Claim Deed
related
—
Mar 28, 2001
—
Douglas A Gillies
Gillies,b J
Quit Claim Deed
related
—
Oct 25, 1994
—
John E Gillies
Gillies,s W
Quit Claim Deed
related
—
Apr 14, 1993
—
Douglas A Gillies
Gillies,bonnie J
Quit Claim Deed
related
$207,000 · Republic Bank
—
—
Tien Q Trinh
—
Deed Of Trust
related
$63,057 · Frank O Fox
—
—
Scott W Gillies
—
Deed Of Trust
related
$225,000 · Republic Bank
—
—
Tien Q Trinh
—
Deed Of Trust
related
$86,530 · Frank O Fox
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.
Try Rey
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