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Property profile & analytics
OFF-MARKET
Estimated value
$40,540,000
Office buildings
1515 190th St Torrance, CA 90501
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9494880
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1984
Construction
STEEL FRAME
Total area
212,771 SF
Lot
7.81 ac (340,066 SF)
Zoning code
LAM2
APN
7351-001-023
UPID
US09-9494880
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
$30.20M
Blend (final)
Blend
$40.54M
Owner & transaction history
Riii Trg South Bay Owner LLC · 4 yrs held
Riii Trg South Bay Owner LLC
since 2021
Last sale
$41.2M
7 recorded transactions
Zoning & alternative use
LAM2 · 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
$49,610,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$40.54M
Range $36.49M – $44.59M · ±10% · vs last sale $41.18M (Nov 24 2021)
Last sale anchor
$41.18M
Nov 24 2021
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
$191 / 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
$544,310
Tax year 2024
Assessed value
$42,838,470
Assessed 2024
Previous assessed
$42,838,470
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$15,606,000
Assessed improvement
$27,232,470
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 (MULTI-STORY)
Status
Off-Market
Year built
1984
Construction
STEEL FRAME
Heating
NONE
Stories
5
Total area
212,771 SF
Lot
7.81 ac (340,066 SF)
Zoning code
LAM2
APN
7351-001-023
UPID
US09-9494880
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAM2 · Torrance, CA
Zoning LAM2 · permitted uses
LAM2 · 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.
Building & site characteristics
From public records
Year built
1984
Construction
STEEL FRAME
Heating
NONE
Stories
5
Lot
7.81 ac
Current owner
From public records · entity-resolved
Riii Trg South Bay Owner LLC
Entity
Mailing address
970 W 190TH ST STE #110, TORRANCE, CA 90502-1045
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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 14, 2025
—
Riii Trg South Bay Owner LLC
—
Deed
related
$45,000,000 · Bmo Bank NA
Nov 9, 2023
—
Riii Trg South Bay Owner LLC
—
Deed
related
$29,000,000 · Crecfiv Originations LLC
Nov 24, 2021
$41,175,000
Riii Trg South Bay Owner LLC
South Bay Center LLC
Grant Deed
$38,000,000 · Brightspire Credit 3 LLC
Jul 31, 2007
—
South Bay Center LLC
Arden Realty LP
Grant Deed
$860,000,000 · Wachovia Bank NA
Apr 5, 1999
—
Realty Fin 5 Arden
Arden Realty,
Quit Claim Deed
related
$115,000,000 · Massachusetts Mutual Life Ins
Apr 9, 1997
—
Arden Realty Ltd Ptnrshp
Rcbt Cal Prop,
Grant Deed
related
—
—
—
South Bay Center LLC
—
Deed Of Trust
related
—
—
—
Rcbt Cal Propert
—
Deed Of Trust
related
$10,750,000 · New York Life Insurance
—
—
Rcbt Cal Propert
—
Deed Of Trust
related
$107,500 · Irving Tr
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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