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Property profile & analytics
OFF-MARKET
Estimated value
$890,000
Investment properties
15122 Crenshaw Blvd Gardena, CA 90249-4047
Individually Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8487746
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1949
Construction
WOOD
Total area
2,656 SF
Lot
0.16 ac (6,989 SF)
Zoning code
GAC3
APN
4069-004-024
UPID
US09-8487746
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
$890k
CAP Approach
CAP
$825k
Comparable Approach
Comparable
$897k
Blend (final)
Blend
$890k
Owner & transaction history
Xuan Nga Nguyen · 2 yrs held
Xuan Nga Nguyen
since 2024
Last sale
$890,000
7 recorded transactions
Zoning & alternative use
GAC3 · Gardena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.3M
+16.0%
Medical building
$1.2M
+9.8%
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
$890,000
ML approach
$890,000
CAP Approach
CAP Return
Estimation
6%
$895,000
6.5%
$825,000
7%
$770,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,100,000
Current use
WAREHOUSE, STORAGE
$1,275,000
Change: +16% · Conversion: Difficult
MEDICAL BUILDING
$1,205,000
Change: +10% · Conversion: Easy
OFFICE BUILDING
$970,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$890k
Range $801k – $979k · ±10% · vs last sale $890k (May 31 2024)
Last sale anchor
$890k
May 31 2024
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
$5,750
Tax year 2024
Assessed value
$423,372
Assessed 2024
Previous assessed
$423,372
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$324,960
Assessed improvement
$98,412
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1949
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
2,656 SF
Lot
0.16 ac (6,989 SF)
Zoning code
GAC3
APN
4069-004-024
UPID
US09-8487746
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GAC3 · Gardena, CA
Zoning GAC3 · permitted uses
GAC3 · 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
COMMERCIAL (GENERAL) Current
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.2M
OFFICE BUILDING
Est. value
$970,000
COMMERCIAL (GENERAL) Current
WAREHOUSE, STORAGE
MEDICAL BUILDING
OFFICE BUILDING
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
1949
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
0.16 ac
Current owner
From public records · entity-resolved
Xuan Nga Nguyen
Individual
Free & Clear · 2 yrs held
Mailing address
1313 POST AVE, TORRANCE, CA 90501-2621
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
May 31, 2024
$890,000
Xuan Nga Nguyen
Byeongseong Lee
Grant Deed
—
Oct 19, 2015
$525,000
Byeongseong Lee
Norwest Management LLC
Grant Deed
$464,000 · United Business Bank Fsb
Mar 31, 2015
—
Juan|hernandez Alicia Valdez
Nguyen Cuong V
Grant Deed
—
Mar 25, 2015
$375,400
Norwest Management LLC
Zieve Les|nguyen Cuong V
Trustees Deed
related
—
Feb 9, 2015
—
Cuong V Nguyen
Crenshaw Boulevard 15122 Land
Quit Claim Deed
—
Jul 23, 2013
—
Crenshaw,boulevard 15122 Land Trust
Nguyen,cuong V
Quit Claim Deed
$376,250 · Safecare International Ltd
Apr 5, 2002
$323,000
Cuong V Nguyen
Brodie Trust
Grant Deed
$223,000 · Brodie Trust
—
—
Crenshaw,boulevard 15122 Land Trust
—
Deed Of Trust
related
$376,250 · Safecare International Ltd
Jun 23, 1965
—
—
—
Grant Deed
related
—
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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