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Property profile & analytics
OFF-MARKET
Estimated value
$14,650,000
Medical Office Space
15446 Western Ave Gardena, CA 90249-4319
Entity Owned
Absentee Owner
Free & Clear
Property ID
US09-9861591
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1986
Construction
STEEL FRAME
Total area
47,195 SF
Lot
2.96 ac (128,942 SF)
Zoning code
GAC3
APN
6103-010-073
UPID
US09-9861591
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
-
Meha J Patel M.D. | Kaiser Permanente Pediatrician Physician
-
Brian J. Buckley, MD Pediatrician Physician
-
Esther Sun Min, MD Pediatrician Physician
-
Uyioghosa Evelyn Brown, MD | Kaiser Permanente Pediatrician Physician
-
Andrew Wukkyo Choung, MD | Kaiser Permanente Pediatrician Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$13.77M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$14.65M
Owner & transaction history
KAISER FOUNDATION
KAISER FOUNDATION
Zoning & alternative use
GAC3 · Gardena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$22.7M
+5.7%
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
by Request
CAP Approach
CAP Return
Estimation
6%
$14,915,000
6.5%
$13,770,000
7%
$12,785,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$21,455,000
Current use
WAREHOUSE, STORAGE
$22,680,000
Change: +6% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$21,315,000
Change: -1% · Conversion: Moderate
COMMERCIAL (GENERAL)
$19,550,000
Change: -9% · Conversion: Easy
INDUSTRIAL (GENERAL)
$19,090,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$14.65M
Range $13.19M – $16.12M · ±10%
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
$310 / 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
$269,371
Tax year 2024
Assessed value
$21,191,726
Assessed 2024
Previous assessed
$21,191,726
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$5,673,737
Assessed improvement
$15,517,989
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
1986
Construction
STEEL FRAME
Heating
NONE
Stories
2
Total area
47,195 SF
Lot
2.96 ac (128,942 SF)
Zoning code
GAC3
APN
6103-010-073
UPID
US09-9861591
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
MEDICAL BUILDING Current
Est. value
$21.5M
WAREHOUSE, STORAGE
Est. value
$22.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$21.3M
COMMERCIAL (GENERAL)
Est. value
$19.6M
INDUSTRIAL (GENERAL)
Est. value
$19.1M
MEDICAL BUILDING Current
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
1986
Construction
STEEL FRAME
Heating
NONE
Stories
2
Lot
2.96 ac
Current owner
From public records · entity-resolved
KAISER FOUNDATION
Individual
Free & Clear · 0 yrs held
Mailing address
1 KAISER PLZ15THFL, OAKLAND, CA 94612-3610
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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