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Property profile & analytics
OFF-MARKET
Retail space
15400 Western Ave Gardena, CA 90249-4319
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9719243
Property summary
AI-generated overview
This exceptional investment opportunity presents a stabilized, 100% occupied shopping center in Gardena, California. The property comprises three single-story buildings totaling 19,945 square feet, constructed between 2014 and 2018, situated on five parcels encompassing 60,514 square feet. The center features thirteen units, including a storage unit, and boasts approximately 107 parking spaces. With a strong Net Operating Income (NOI) of $734,444 and an attractive 5.97% cap rate, this multi-tenant property offers a compelling return on investment. The asking price is $12,300,000. The property is zoned C3 and benefits from excellent visibility and accessibility on South Western Avenue. The addresses are 15400, 15410, and 15420 S Western Ave, Gardena, CA 90249. The property's triple-net (NNN) lease structure minimizes landlord responsibilities. This is a prime retail investment opportunity in a thriving Los Angeles County location. The APNs are 6103-015-007, 6103-015-050, 6103-015-002, 6103-015-049, and 6103-015-051.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2016
Construction
TILT-UP CONCRETE
Total area
3,964 SF
Lot
0.12 ac (5,404 SF)
Zoning code
GAP
APN
6103-015-007
UPID
US09-9719243
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
-
Gardena Stinkin Crawfish Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Xiang Tian LLC Ltc Series · 1 yrs held
Xiang Tian LLC Ltc Series
since 2025
Last sale
$11.7M
7 recorded transactions
Zoning & alternative use
GAP · Gardena, 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$9,326
Tax year 2024
Assessed value
$622,595
Assessed 2024
Previous assessed
$622,595
+0.0% YoY
Effective rate
1.50%
On assessed value
Assessed land
$194,691
Assessed improvement
$427,904
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
2016
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
3,964 SF
Lot
0.12 ac (5,404 SF)
Zoning code
GAP
APN
6103-015-007
UPID
US09-9719243
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GAP · Gardena, CA
Zoning GAP · permitted uses
GAP · 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.
Building & site characteristics
From public records
Year built
2016
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
0.12 ac
Current owner
From public records · entity-resolved
Xiang Tian LLC Ltc Series
Entity
Mailing address
25391 CORAL CYN RD, CORONA, CA 92883-3105
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
27 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 30, 2025
$11,700,000
Xiang Tian LLC Ltc Series
Crown Eddie Plaza LLC
Grant Deed
$4,700,000 · East West Bank
Jun 30, 2025
—
Xiang Tian LLC Series
—
Deed
related
$1,230,000 · East West Bank
Nov 13, 2024
—
Crown Eddie Plaza LLC
—
Deed
related
$2,000,000 · Prime Commercial Finance INC
Apr 23, 2024
—
Crown Eddie Plaza LLC
—
Deed
related
$500,000 · Nkj Investment LLC
Mar 7, 2023
—
Crown Eddie Plaza LLC
—
Deed
related
$600,000 · Seok Joo Yoon
Aug 25, 2022
—
Crown Eddie Plaza LLC
—
Deed
related
$4,700,000 · Pacific City Bank
Mar 10, 2022
—
Crown Eddie Plaza LLC
—
Deed
related
$100,000 · Seon Young Park
Nov 21, 2019
—
Crown Eddie Plaza LLC
—
Deed
related
$350,000 · Seon Y Park
Aug 13, 2018
—
Crown Eddie Plaza LLC
—
Deed
related
$200,000 · Seon Y Park
May 31, 2018
—
Crown Eddie Plaza LLC
—
Grant Deed
related
$4,200,000 · Pacific Cty Bk
Jun 2, 2017
—
Crown Eddie Plaza LLC
—
Deed
related
$1,000,000 · Yc Cap INC
Oct 3, 2016
—
Crown Eddie Plaza LLC
—
Deed
related
$700,000 · Prime Busn Cr
Feb 28, 2014
—
Crown Eddie Plaza LLC
Bebe Plaza LLC
Trustees Deed
$2,760,000 · Bbcn Bk
Sep 13, 2005
—
Edward Yoon
Yoon,kimberly M S
Quit Claim Deed
related
—
Sep 13, 2005
$1,550,000
Edward Yoon
Nakagawa,ben T & Teruko
Grant Deed
$930,000 · Hanmi Bank
—
—
Crown Eddie Plaza LLC
—
Deed Of Trust
related
$200,000 · Seon Y Park
—
—
Ben T Nakagawa
—
Deed Of Trust
related
$235,000 · Lassar Trust
—
—
Ben T Nakagawa
—
Deed Of Trust
related
$310,000 · Benrstein Trust
—
—
Ben T Nakagawa
—
Deed Of Trust
related
$400,000 · Interbay Funding LLC
—
—
Crown Eddie Plaza LLC
—
Deed Of Trust
related
$800,000 · Chul Yoon
—
—
Crown Eddie Plaza LLC
—
Deed Of Trust
related
$1,000,000 · Yc Cap INC
—
—
Crown Eddie Plaza LLC
—
Deed Of Trust
related
$700,000 · Prime Busn Cr
—
—
Edward Yoon
—
Deed Of Trust
related
$835,200 · Hanmi Bank
—
—
Crown Eddie Plaza LLC
—
Deed Of Trust
related
$350,000 · Seon Y Park
—
—
Edward Yoon
—
Deed Of Trust
related
$835,200 · Hanmi Bank
—
—
Edward Yoon
—
Deed Of Trust
related
$400,000 · Chul Yoon
—
—
Crown Eddie Plaza LLC
—
Deed Of Trust
related
$400,000 · Chul Yoon
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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