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Property profile & analytics
OFF-MARKET
Estimated value
$3,280,000
Medical Office Space
14627 Western Ave Gardena, CA 90249-3305
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9851811
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1956
Construction
WOOD
Total area
6,941 SF
Lot
0.27 ac (11,906 SF)
Zoning code
GAMUO
APN
4062-006-049
UPID
US09-9851811
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
-
Lifestyles ADHC Adult Day Care
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.05M
CAP Approach
CAP
$2.03M
Comparable Approach
Comparable
$4.13M
Blend (final)
Blend
$3.28M
Owner & transaction history
Lifestyles Investments LLC · 6 yrs held
Lifestyles Investments LLC
since 2020
Last sale
$3.1M
7 recorded transactions
Zoning & alternative use
GAMUO · Gardena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.5M
+43.3%
Auto repair, garage
$4.5M
+42.0%
Neighborhood: shopping center
$4.2M
+33.9%
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
$4,045,000
CAP Approach
CAP Return
Estimation
6%
$2,195,000
6.5%
$2,025,000
7%
$1,880,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$3,155,000
Current use
RESTAURANT
$4,520,000
Change: +43% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,480,000
Change: +42% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,225,000
Change: +34% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,335,000
Change: +6% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,135,000
Change: -1% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,875,000
Change: -9% · Conversion: Easy
INDUSTRIAL (GENERAL)
$2,805,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$3.28M
Range $2.95M – $3.61M · ±10% · vs last sale $3.10M (Jul 1 2020)
Last sale anchor
$3.10M
Jul 1 2020
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
$473 / 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
$31,978
Tax year 2024
Assessed value
$2,472,614
Assessed 2024
Previous assessed
$2,472,614
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$1,517,527
Assessed improvement
$955,087
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1956
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Units
1
Bathrooms
4
Total area
6,941 SF
Lot
0.27 ac (11,906 SF)
Zoning code
GAMUO
APN
4062-006-049
UPID
US09-9851811
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GAMUO · Gardena, CA
Zoning GAMUO · permitted uses
GAMUO · 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
MEDICAL BUILDING Current
Est. value
$3.2M
RESTAURANT
Est. value
$4.5M
AUTO REPAIR, GARAGE
Est. value
$4.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.2M
WAREHOUSE, STORAGE
Est. value
$3.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.1M
COMMERCIAL (GENERAL)
Est. value
$2.9M
INDUSTRIAL (GENERAL)
Est. value
$2.8M
MEDICAL BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
1956
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Bathrooms
4
Lot
0.27 ac
Current owner
From public records · entity-resolved
Lifestyles Investments LLC
Entity
Mailing address
4910 FRANKLIN AVE, LOS ANGELES, CA 90027-4006
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 10, 2020
—
Lifestyles Investments LLC
—
Deed
related
$1,575,000 · Sunwest Bk
Jul 1, 2020
$3,100,000
Lifestyles Investments LLC
Faramarz Yadegar
Grant Deed
$1,575,000 · Sunwest Bank
Nov 2, 1999
$210,000
Yadegar,faramarz Tr
—
Grant Deed
related
—
May 1, 1997
$7,170
Bank Of Commerce
Chang,wallace F & Jennifer Y
Trustees Deed
related
—
Mar 30, 1993
$600,000
Wallace F Chang
Trapani Trust
Grant Deed
$200,000 · Associates Funding INC
—
—
Wallace F Chang
—
Deed Of Trust
related
$411,000 · Bank Of Commerce
—
—
Wallace F Chang
—
Deed Of Trust
related
$154,000 · Bank Of Commerce
—
—
Lifestyles Investments LLC
—
Deed Of Trust
related
$1,575,000 · Sunwest Bk
—
—
Lifestyles Investments LLC
—
Deed Of Trust
related
$1,130,000 · California Statewide Certified
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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