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Property profile & analytics
OFF-MARKET
Estimated value
$1,070,000
Retail space
1421 Marcelina Ave Torrance, CA 90501-3210
Trust Owned
7-yr Hold
~
Est. High Equity
Property ID
US10-0276929
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1924
Construction
TILT-UP CONCRETE
Total area
5,400 SF
Lot
0.11 ac (4,649 SF)
Zoning code
TODC-CTR
APN
7355-025-011
UPID
US10-0276929
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
by Request
Blend (final)
Blend
$1.07M
Owner & transaction history
Higa,dali Trust · 7 yrs held
Higa,dali Trust
since 2019
7 recorded transactions
Zoning & alternative use
TODC-CTR · Torrance, 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 Torrance submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Torrance 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
$1,775,000
Change: -13% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,710,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$1.07M
Range $963k – $1.18M · ±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
$198 / 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
$11,113
Tax year 2024
Assessed value
$917,525
Assessed 2024
Previous assessed
$917,525
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$603,637
Assessed improvement
$313,888
Applied tax rate
9.0000
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
1924
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
5,400 SF
Lot
0.11 ac (4,649 SF)
Zoning code
TODC-CTR
APN
7355-025-011
UPID
US10-0276929
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TODC-CTR · Torrance, CA
Zoning TODC-CTR · permitted uses
TODC-CTR · Torrance, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Torrance. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE
Est. value
$1.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.7M
WAREHOUSE, STORAGE
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
1924
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.11 ac
Current owner
From public records · entity-resolved
Higa,dali Trust
Trust
Mailing address
1421 MARCELINA AVE, TORRANCE, CA 90501-3210
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 4, 2019
—
Higa,dali Trust
Higa A & R D Trust
Quit Claim Deed
related
—
Jul 15, 2014
—
Higa,dali Trust
1421 Marcellina Avenue LLC
Quit Claim Deed
related
—
Jul 3, 2013
—
1421 Marcelina Avenue LLC
Higa Dali Trust
Quit Claim Deed
related
—
Sep 17, 2012
$760,000
Higa Dali Trust
Piller David Trust
Grant Deed
—
Jun 11, 1997
—
Piller,david Trustee
Piller D Trustee,
Quit Claim Deed
related
—
—
—
Piller David Trust
—
Deed Of Trust
related
$325,000 · Lantern Financial Corp
—
—
David Piller
—
Deed Of Trust
related
$220,000 · Mission Valley Bank
—
—
Piller David Trust
—
Deed Of Trust
related
$255,000 · Sallenbach Living Trust
—
—
Piller David Trust
—
Deed Of Trust
related
$100,000 · Nishat & Thanvira Ahmed
—
—
Piller David Trust
—
Deed Of Trust
related
$50,000 · Vip Trust Deed Co
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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