New search
Property profile & analytics
OFF-MARKET
Estimated value
$10,600,000
Turn key restaurants
15406 Western Ave Gardena, CA 90249
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6361484
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2017
Construction
WOOD
Total area
3,069 SF
Lot
0.25 ac (11,066 SF)
Zoning code
GAMUO
APN
6103-015-050
UPID
US09-6361484
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
$8.27M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.60M
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
GAMUO · 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
Method
Estimation
Statistic approach
$10,725,000
ML approach
$8,270,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$10.60M
Range $9.54M – $11.66M · ±10% · vs last sale $11.70M (Jun 30 2025)
Last sale anchor
$11.70M
Jun 30 2025
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
$3,454 / 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
$11,371
Tax year 2024
Assessed value
$864,067
Assessed 2024
Previous assessed
$864,067
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$399,001
Assessed improvement
$465,066
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2017
Construction
WOOD
Heating
NONE
Cooling
YES
Units
2
Total area
3,069 SF
Lot
0.25 ac (11,066 SF)
Zoning code
GAMUO
APN
6103-015-050
UPID
US09-6361484
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.
Building & site characteristics
From public records
Year built
2017
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
2
Lot
0.25 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 City 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
—
—
Edward Yoon
—
Deed Of Trust
related
$835,200 · Hanmi Bank
—
—
Ben T Nakagawa
—
Deed Of Trust
related
$400,000 · Interbay Funding LLC
—
—
Crown Eddie Plaza LLC
—
Deed Of Trust
related
$200,000 · Seon Y Park
—
—
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
$400,000 · Chul Yoon
—
—
Crown Eddie Plaza LLC
—
Deed Of Trust
related
$800,000 · Chul Yoon
—
—
Crown Eddie Plaza LLC
—
Deed Of Trust
related
$350,000 · Seon Y Park
—
—
Edward Yoon
—
Loan Modification
related
$835,200 · Hanmi Bank
—
—
Ben T Nakagawa
—
Deed Of Trust
related
$235,000 · Lassar Trust
—
—
Ben T Nakagawa
—
Deed Of Trust
related
$310,000 · Benrstein Trust
—
—
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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