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Property profile & analytics
OFF-MARKET
Estimated value
$835,000
Office buildings
13352 Hawthorne Blvd Hawthorne, CA 90250-5805
Trust Owned
15-yr Hold
~
Est. High Equity
Property ID
US09-7347602
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1963
Construction
TILT-UP CONCRETE
Total area
3,096 SF
Lot
0.13 ac (5,831 SF)
Zoning code
HAC2YY
APN
4045-005-036
UPID
US09-7347602
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
-
Legaspi John M DDS Dental Office
-
Legaspi Dental Dental Office
-
Legaspi Natalie G DDS Dental Office
-
Top Massage Alternative Medicine Practice Spa & Massage Center
-
Krizia Garcia DDS Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.11M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$835k
Owner & transaction history
Legaspi Living Trust · 15 yrs held
Legaspi Living Trust
since 2010
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%
$1,205,000
6.5%
$1,110,000
7%
$1,030,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,390,000
Current use
Blend value · Realmo final
$835k
Range $752k – $919k · ±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
$270 / 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
$9,866
Tax year 2024
Assessed value
$663,313
Assessed 2024
Previous assessed
$663,313
+0.0% YoY
Effective rate
1.49%
On assessed value
Assessed land
$394,048
Assessed improvement
$269,265
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1963
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Stories
1
Total area
3,096 SF
Lot
0.13 ac (5,831 SF)
Zoning code
HAC2YY
APN
4045-005-036
UPID
US09-7347602
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
OFFICE BUILDING Current
Est. value
$1.4M
OFFICE BUILDING Current
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
1963
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.13 ac
Current owner
From public records · entity-resolved
Legaspi Living Trust
Trust
Mailing address
13352 HAWTHORNE BLVD, HAWTHORNE, CA 90250-5805
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 26, 2017
—
Legaspi Living Trust
—
Deed
related
$373,748 · Bank Of America
Aug 24, 2010
—
Legaspi Living Trust
Legaspi,john M & Natalie G
Quit Claim Deed
related
—
Apr 18, 2007
$505,454
John M Legaspi
Baculi Family Trust
Grant Deed
$345,150 · Baculi Family Trust
Oct 18, 2005
—
Baculi Family Trust
Baculi,manuel N & Myrna M
Quit Claim Deed
related
—
May 10, 2002
—
Manuel N Baculi
Baculi,m
Quit Claim Deed
related
—
Sep 3, 1998
—
Manuel N Baculi
Baculi,m M
Quit Claim Deed
related
—
Aug 9, 1995
—
Manuel N Baculi
Guinto,r D
Quit Claim Deed
related
—
Aug 23, 1991
$525,000
Manuel N Baculi
Sprague,gary R
Grant Deed
$410,000 · Individual
Jul 27, 1989
—
Gary R Sprague
Sprague Gary R
Quit Claim Deed
related
—
Apr 28, 1989
$590,000
Sprague Gary R
Interstate Excha
Trustees Deed
$410,000 · Dunn Richard C&e
Apr 28, 1989
—
Gary R Sprague
Mchug
Quit Claim Deed
related
—
Apr 28, 1989
$253,500
Interstate Excha
Lemm
Trustees Deed
related
—
—
—
Legaspi Living Trust
—
Deed Of Trust
related
$400,000 · City National Bank
—
—
Manuel N Baculi
—
Deed Of Trust
related
$373,430 · Bank Of America
—
—
Legaspi Living Trust
—
Deed Of Trust
related
$373,748 · Bank 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.
Try Rey
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