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Property profile & analytics
OFF-MARKET
Estimated value
$650,000
Assisted living facilities
15823 Western Ave Gardena, CA 90247-3703
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-9858897
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1965
Construction
WOOD
Total area
24,686 SF
Lot
1.63 ac (70,884 SF)
Zoning code
GAP
APN
4066-011-014
UPID
US09-9858897
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
-
Dr. Mark Towns Physician Medical Clinic
-
Clear View Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$815k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$484k
Blend (final)
Blend
$650k
Owner & transaction history
Towns Land Holding Company LLC · 3 yrs held
Towns Land Holding Company LLC
since 2022
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
Method
Estimation
Statistic approach
by Request
ML approach
$815,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$650k
Range $585k – $715k · ±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
$26 / 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
$34,361
Tax year 2024
Assessed value
$1,852,617
Assessed 2024
Previous assessed
$1,852,617
+0.0% YoY
Effective rate
1.85%
On assessed value
Assessed land
$475,903
Assessed improvement
$1,376,714
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1965
Construction
WOOD
Heating
NONE
Stories
1
Total area
24,686 SF
Lot
1.63 ac (70,884 SF)
Zoning code
GAP
APN
4066-011-014
UPID
US09-9858897
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
1965
Construction
WOOD
Heating
NONE
Stories
1
Lot
1.63 ac
Current owner
From public records · entity-resolved
Towns Land Holding Company LLC
Entity
Mailing address
15823 S WESTERN AVE, GARDENA, CA 90247-3703
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 1, 2024
—
Clearview Sanitarium INC
—
Deed
related
$3,000,000 · Banner Bank
Sep 30, 2024
—
Towns Land Holding Company LLC
—
Deed
related
$1,500,000 · Banner Bank
Sep 21, 2022
—
Towns Land Holding Company LLC
Clear View Sanitarium
Correction Deed
related
—
Jun 10, 2022
—
Town Holding Company LLC
Clear View Sanitarium
Intrafamily Transfer
related
—
Jun 26, 2019
—
Clear View Sanitarium INC
—
Grant Deed
related
$3,000,000 · Banner Bk
—
—
Clear View Sanitarium INC
—
Deed Of Trust
related
$800,000 · First Republic Bank
—
—
Clear View Sanitarium INC
—
Deed Of Trust
related
$1,000,000 · First Republic Bank
—
—
Clear View Sanit
—
Deed Of Trust
related
$1,250,000 · Republic Bank
—
—
Clearview Sanita
—
Deed Of Trust
related
$1,000,000 · Republic Bank
—
—
Clear View Sanitarium INC
—
Deed Of Trust
related
$750,000 · First Coastal Bank
—
—
Clear View Sanitarium INC
—
Deed Of Trust
related
$1,100,000 · Manufacturers Bank
Nov 23, 1959
—
Manufacturers Bk
—
Grant Deed
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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