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Property profile & analytics
OFF-MARKET
Estimated value
$1,960,000
Retail space
15631 Avalon Blvd Gardena, CA 90248-2307
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7622041
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1958
Construction
WOOD
Total area
3,840 SF
Lot
0.4 ac (17,421 SF)
Zoning code
LCM2-B1*
APN
6139-010-002
UPID
US09-7622041
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
-
Baron Liquor (Bike/Boat/Book/etc) Store Wine and Liquor Store
-
Tacos doña tota Restaurant
-
ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.04M
CAP Approach
CAP
$1.31M
Comparable Approach
Comparable
$1.49M
Blend (final)
Blend
$1.96M
Owner & transaction history
Gem Retail Market INC · 5 yrs held
Gem Retail Market INC
since 2021
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
LCM2-B1* · Gardena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.5M
+119.8%
Neighborhood: shopping center
$2.3M
+107.4%
Medical building
$1.7M
+54.9%
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
$1,930,000
ML approach
$2,035,000
CAP Approach
CAP Return
Estimation
6%
$1,415,000
6.5%
$1,305,000
7%
$1,215,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$2,480,000
Change: +120% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,335,000
Change: +107% · Conversion: Moderate
MEDICAL BUILDING
$1,745,000
Change: +55% · Conversion: Difficult
OFFICE BUILDING
$1,405,000
Change: +25% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,225,000
Change: +9% · Conversion: Easy
Blend value · Realmo final
$1.96M
Range $1.76M – $2.16M · ±10% · vs last sale $1.94M (Apr 29 2021)
Last sale anchor
$1.94M
Apr 29 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
$510 / 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
$16,333
Tax year 2024
Assessed value
$1,257,531
Assessed 2024
Previous assessed
$1,257,531
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$971,005
Assessed improvement
$286,526
Applied tax rate
3.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1958
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
3,840 SF
Lot
0.4 ac (17,421 SF)
Zoning code
LCM2-B1*
APN
6139-010-002
UPID
US09-7622041
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCM2-B1* · Gardena, CA
Zoning LCM2-B1* · permitted uses
LCM2-B1* · 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
AUTO REPAIR, GARAGE
Est. value
$2.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.3M
MEDICAL BUILDING
Est. value
$1.7M
OFFICE BUILDING
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.2M
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
OFFICE BUILDING
COMMERCIAL (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
1958
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.4 ac
Current owner
From public records · entity-resolved
Gem Retail Market INC
Entity
Mailing address
16614 MONTE CRISTO AVE, CERRITOS, CA 90703-1157
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
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 23, 2021
$1,935,000
Gem Retail Market INC
Dena Raquel Graff
Grant Deed
$2,449,000 · Commonwealth Business Bank
Jun 2, 2021
—
Dena Graff
Theodora Frances Graff
Affidavit Death Of Trustee/successor Trustee
related
—
May 18, 2021
—
Louis Bass
Louis Bass
Deed
related
—
May 3, 2021
—
Bernard V Gertler
Grace Gertler
Affidavit Death Of Trustee/successor Trustee
related
—
Apr 29, 2021
—
Paul Frankel
Herbert J Frankel
Affidavit Death Of Trustee/successor Trustee
related
—
Apr 29, 2021
$5,000
Lauren Joy Arenson
Leslie Arenson
Grant Deed
related
—
Jul 6, 2015
—
Graff Family Living Trust
Graff Theodora
Quit Claim Deed
related
—
Dec 26, 2013
—
Theodora Graff
Gertler Grace Trust
Quit Claim Deed
related
—
Jun 13, 2013
—
Frankel Family Trust
Frankel,paul & Paula
Quit Claim Deed
related
—
Jun 14, 2004
—
Bass,tr
Bass,linda A
Quit Claim Deed
related
—
Sep 20, 2001
$7,000
Paul Frankel
Arenson,leslie J
Grant Deed
—
Jun 23, 2000
—
Miriam Bass
Northern Trust Bk Cal Tru,
Quit Claim Deed
related
—
Nov 5, 1999
—
Graff Theodora Co Et Al
—
Deed Of Trust
related
—
Dec 8, 1998
—
Graff Theodora Co Tr Et Al
—
Deed Of Trust
related
—
Mar 6, 1998
—
Bass,miriam Tr Et Al
—
Deed Of Trust
related
—
Jan 6, 1997
—
Bass,rose Tr Et Al
—
Deed Of Trust
related
—
Oct 22, 1996
—
Bass,rose Tr Et Al
—
Deed Of Trust
related
—
Apr 27, 1992
—
Title Ins And Trust Co Tr Et Al
—
Deed Of Trust
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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