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Property profile & analytics
OFF-MARKET
Estimated value
$1,205,000
Grocery and convenience stores
16210 Inglewood Ave Lawndale, CA 90260-2834
Individually Owned
18-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8429417
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1948
Construction
TILT-UP CONCRETE
Total area
4,763 SF
Lot
0.27 ac (11,618 SF)
Zoning code
LNC3YY
APN
4080-009-015
UPID
US09-8429417
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
-
Blade & Barber Barber Shop
-
B & K Liquor Specialty Food Shop Wine and Liquor Store
-
My Hair Helpers Head Lice Treatment and Removal Torrance and Southbay Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.62M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.21M
Owner & transaction history
Balbir Singh · 18 yrs held
Balbir Singh
since 2007
7 recorded transactions
Zoning & alternative use
LNC3YY · Lawndale, 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 Lawndale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lawndale 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%
$1,755,000
6.5%
$1,620,000
7%
$1,505,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,825,000
Current use
COMMERCIAL (GENERAL)
$1,470,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$1.21M
Range $1.08M – $1.33M · ±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
$253 / 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
$18,960
Tax year 2024
Assessed value
$1,294,189
Assessed 2024
Previous assessed
$1,294,189
+0.0% YoY
Effective rate
1.47%
On assessed value
Assessed land
$1,094,594
Assessed improvement
$199,595
Applied tax rate
12.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1948
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Total area
4,763 SF
Lot
0.27 ac (11,618 SF)
Zoning code
LNC3YY
APN
4080-009-015
UPID
US09-8429417
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LNC3YY · Lawndale, CA
Zoning LNC3YY · permitted uses
LNC3YY · Lawndale, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lawndale. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.5M
RETAIL STORES Current
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
1948
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
0.27 ac
Current owner
From public records · entity-resolved
Balbir Singh
Individual
Mailing address
2206 DESCANSO WAY, TORRANCE, CA 90504-3521
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
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
Jan 26, 2017
—
Badesha Family Trust
—
Deed
related
$585,000 · Us Bank NA
Sep 19, 2007
—
Balbir Singh
Waldman Sally E Trust
Quit Claim Deed
related
—
Sep 17, 2007
$1,005,000
Balbir Singh
Waldman Sally E Trust
Grant Deed
$410,000 · Americas United Bank
Sep 17, 2007
—
Balbir Singh
Badesha,rupinder K
Quit Claim Deed
related
—
Jun 25, 1999
—
Waldman,sally E Trustee
Waldman,s E
Quit Claim Deed
related
—
Jul 12, 1971
—
—
—
Grant Deed
related
—
—
—
Badesha Family Trust
—
Deed Of Trust
related
$38,970 · Lawndale City (ca)
—
—
Badesha Family Trust
—
Deed Of Trust
related
$100,000 · Lawndale City (ca)
—
—
Badesha Family Trust
—
Deed Of Trust
related
$410,000 · Americas United Bank
—
—
Badesha Family Trust
—
Deed Of Trust
related
$2,020 · Lawndale City (ca)
—
—
Badesha Family Trust
—
Deed Of Trust
related
$2,020 · Lawndale City (ca)
—
—
Badesha Family Trust
—
Deed Of Trust
related
$38,970 · Lawndale City (ca)
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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