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Property profile & analytics
OFF-MARKET
Estimated value
$3,315,000
Investment properties
16126 Western Ave Gardena, CA 90247-3710
Individually Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9822077
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1954
Construction
WOOD
Total area
10,835 SF
Lot
0.52 ac (22,683 SF)
Zoning code
GAMUO
APN
6105-010-046
UPID
US09-9822077
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
-
Mobile Photo Booth Rental Photography Service Party Supply Store
-
U-Haul Neighborhood Dealer Car Rental Facility
-
Ed's Barber Shop Barber Shop
-
Summit Event Services Event Planning Wedding Service
-
Oh-hahaha Photobooth Event Planning Wedding Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.38M
Comparable Approach
Comparable
$4.40M
Blend (final)
Blend
$3.32M
Owner & transaction history
Keith A Yuge · 6 yrs held
Keith A Yuge
since 2020
1 recorded transaction
Zoning & alternative use
GAMUO · Gardena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.9M
+42.3%
Office building
$3.5M
+0.1%
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%
$3,655,000
6.5%
$3,375,000
7%
$3,135,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,460,000
Current use
MEDICAL BUILDING
$4,925,000
Change: +42% · Conversion: Easy
OFFICE BUILDING
$3,465,000
Change: +0% · Conversion: Easy
INDUSTRIAL (GENERAL)
$3,245,000
Change: -6% · Conversion: Moderate
WAREHOUSE, STORAGE
$3,045,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$3.32M
Range $2.98M – $3.65M · ±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
$306 / 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
$34,375
Tax year 2024
Assessed value
$2,423,175
Assessed 2024
Previous assessed
$2,423,175
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$1,822,743
Assessed improvement
$600,432
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1954
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
10,835 SF
Lot
0.52 ac (22,683 SF)
Zoning code
GAMUO
APN
6105-010-046
UPID
US09-9822077
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.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$3.5M
MEDICAL BUILDING
Est. value
$4.9M
OFFICE BUILDING
Est. value
$3.5M
INDUSTRIAL (GENERAL)
Est. value
$3.2M
WAREHOUSE, STORAGE
Est. value
$3.0M
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
OFFICE BUILDING
INDUSTRIAL (GENERAL)
WAREHOUSE, STORAGE
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
1954
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.52 ac
Current owner
From public records · entity-resolved
Keith A Yuge
Individual
Free & Clear · 6 yrs held
Mailing address
2027 W 164TH ST, TORRANCE, CA 90504-1902
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 12, 2020
—
Keith A Yuge
Yuge Family Trust
Quit Claim 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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