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Property profile & analytics
OFF-MARKET
Estimated value
$1,355,000
Office buildings
14028 Van Ness Ave Gardena, CA 90249-2949
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8080476
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1960
Construction
TILT-UP CONCRETE
Total area
4,050 SF
Lot
0.3 ac (13,046 SF)
Zoning code
GAM2
APN
4061-028-032
UPID
US09-8080476
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
-
United States Postal Service Shipping And Mailing Service Post Office
-
Pronto Auto Parts Auto Parts Store
-
Crissy Luna Yoga & Wellness Gym & Fitness Center
-
Sport Shoe Apparel Department Store
-
Breakthrough Advocacy Services Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.46M
Comparable Approach
Comparable
$1.01M
Blend (final)
Blend
$1.36M
Owner & transaction history
Alondra Van Ness Po LLC · 5 yrs held
Alondra Van Ness Po LLC
since 2020
5 recorded transactions
Zoning & alternative use
GAM2 · Gardena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.9M
+31.3%
Medical building
$1.8M
+24.2%
Commercial (general)
$1.7M
+13.1%
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%
$1,575,000
6.5%
$1,455,000
7%
$1,350,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,485,000
Current use
WAREHOUSE, STORAGE
$1,945,000
Change: +31% · Conversion: Difficult
MEDICAL BUILDING
$1,840,000
Change: +24% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,680,000
Change: +13% · Conversion: Easy
RETAIL STORES
$1,190,000
Change: -20% · Conversion: Moderate
Blend value · Realmo final
$1.36M
Range $1.22M – $1.49M · ±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
$335 / 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
$19,578
Tax year 2024
Assessed value
$1,530,487
Assessed 2024
Previous assessed
$1,530,487
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$873,449
Assessed improvement
$657,038
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
1960
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
4,050 SF
Lot
0.3 ac (13,046 SF)
Zoning code
GAM2
APN
4061-028-032
UPID
US09-8080476
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GAM2 · Gardena, CA
Zoning GAM2 · permitted uses
GAM2 · 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
OFFICE BUILDING Current
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.7M
RETAIL STORES
Est. value
$1.2M
OFFICE BUILDING Current
WAREHOUSE, STORAGE
MEDICAL BUILDING
COMMERCIAL (GENERAL)
RETAIL STORES
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
1960
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.3 ac
Current owner
From public records · entity-resolved
Alondra Van Ness Po LLC
Entity
Mailing address
7866 E MONTE AVE, MESA, AZ 85209-6175
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 2, 2020
—
Alondra Van Ness Po LLC
Michael John Watson
Grant Deed
$1,128,000 · Atlanta Postal Cu
Aug 25, 2017
$1,372,000
Michael J Watson
Van Ness Gardena LLC
Grant Deed
—
Sep 13, 2005
$1,000,000
Raymond Chan
Wack,carolyn H
Grant Deed
$300,000 · Luong 1990 Trust
Jan 12, 1994
—
Carolyn H Wack
—
Deed Of Trust
related
—
—
—
Raymond Chan
—
Deed Of Trust
related
$400,000 · Atlanta Postal Cu
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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