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Property profile & analytics
OFF-MARKET
Estimated value
$885,000
Office buildings
16216 Hawthorne Blvd Lawndale, CA 90260-2933
Trust Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9813206
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1960
Construction
WOOD
Total area
1,950 SF
Lot
0.09 ac (3,904 SF)
Zoning code
LNC3YY
APN
4075-005-058
UPID
US09-9813206
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
-
A Touch of Amour - Adult Sex Toy Store in South BAy (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$985k
CAP Approach
CAP
$700k
Comparable Approach
Comparable
$996k
Blend (final)
Blend
$885k
Owner & transaction history
Dutton 2019 Family Trust · 6 yrs held
Dutton 2019 Family Trust
since 2020
Last sale
$850,008
7 recorded transactions
Zoning & alternative use
LNC3YY · Lawndale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.2M
+35.7%
Auto repair, garage
$900,000
+3.1%
Medical building
$885,000
+1.4%
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
$935,000
ML approach
$985,000
CAP Approach
CAP Return
Estimation
6%
$760,000
6.5%
$700,000
7%
$650,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$875,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,185,000
Change: +36% · Conversion: Difficult
AUTO REPAIR, GARAGE
$900,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$885,000
Change: +1% · Conversion: Easy
RETAIL STORES
$745,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$885k
Range $797k – $974k · ±10% · vs last sale $850k (Jun 18 2020)
Last sale anchor
$850k
Jun 18 2020
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
$454 / 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
$8,305
Tax year 2024
Assessed value
$576,841
Assessed 2024
Previous assessed
$576,841
+0.0% YoY
Effective rate
1.44%
On assessed value
Assessed land
$334,525
Assessed improvement
$242,316
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1960
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
1,950 SF
Lot
0.09 ac (3,904 SF)
Zoning code
LNC3YY
APN
4075-005-058
UPID
US09-9813206
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
OFFICE BUILDING Current
Est. value
$875,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$900,000
MEDICAL BUILDING
Est. value
$885,000
RETAIL STORES
Est. value
$745,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
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
1960
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.09 ac
Current owner
From public records · entity-resolved
Dutton 2019 Family Trust
Trust
Mailing address
536 VIA DEL MONTE, PALOS VERDES ESTATES, CA 90274-1276
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
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 18, 2020
$850,000
Dutton 2019 Family Trust
Karen Mediavilla
Grant Deed
—
Jun 3, 2020
—
Karen Mediavilla
Villa Luis M Trust
Quit Claim Deed
related
—
May 31, 2018
—
Villa,luis M Trust
—
Deed
related
$467,000 · Lone Oak Fund
Nov 15, 2017
—
Luis Mediavilla
—
Deed
related
$80,000 · David Dupetit
Oct 29, 2009
—
Villa Luis M Trust
Villa,luis M
Quit Claim Deed
related
—
Oct 28, 2009
—
Luis M Villa
Villa Luis M Trust
Quit Claim Deed
related
$250,000 · Aurora Invs INC Retirement Tr
Sep 21, 2007
—
Mediavilla Luis Trust
Mediavilla,luis A
Quit Claim Deed
related
—
Mar 16, 2007
—
Luis A Mediavilla
Mediavilla,luis A
Quit Claim Deed
related
$500,000 · Lone Oak Fund LLC
Dec 9, 1996
—
Luis A Mediavilla
Mediavilla,n & C
Quit Claim Deed
related
—
Jan 17, 1992
$545,000
Luis Mediavilla
Harper,rudolph E
Grant Deed
$423,750 · Seller
—
—
Rudolph E Harper
—
Deed Of Trust
related
$80,000 · Rhodes Jack
—
—
Mediavilla,luis Trust
—
Deed Of Trust
related
$260,000 · Nelson & Clemency Mediavilla
—
—
Villa,luis M Trust
—
Deed Of Trust
related
$260,000 · Allstar Financial
—
—
Luis A Mediavilla
—
Deed Of Trust
related
$160,000 · Nelson & Clemencia
—
—
Luis Mediavilla
—
Deed Of Trust
related
$80,000 · David Dupetit
—
—
Villa,luis M Trust
—
Deed Of Trust
related
$467,000 · Lone Oak Fund
—
—
Luis A Mediavilla
—
Deed Of Trust
related
$220,000 · Seehan Bank
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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