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Property profile & analytics
OFF-MARKET
Estimated value
$1,325,000
Retail space
1622 Gramercy Ave Torrance, CA 90501-3262
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9092475
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2010
Construction
WOOD
Total area
2,590 SF
Lot
0.25 ac (11,069 SF)
Zoning code
TOC1*
APN
7355-024-043
UPID
US09-9092475
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
-
Ideation Consultancy Inc. Marketing Agency Website Designer
-
Michael J Mulligan Dev Inc Courier Service Postal Service
-
Brand Thirty Three Inc. Marketing & Advertising Advertising Agency
-
Tru Blu Solutions Appliance Outlet Electronics & Wireless Store Discount Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.30M
CAP Approach
CAP
$1.01M
Comparable Approach
Comparable
$1.44M
Blend (final)
Blend
$1.33M
Owner & transaction history
John Behan · 3 yrs held
John Behan
since 2022
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
TOC1* · Torrance, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.6M
+62.1%
Auto repair, garage
$1.2M
+23.2%
Medical building
$1.2M
+21.1%
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 Torrance submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Torrance 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
$1,220,000
ML approach
$1,300,000
CAP Approach
CAP Return
Estimation
6%
$1,090,000
6.5%
$1,005,000
7%
$935,000
Alternative Use
Use
Estimation
RETAIL STORES
$970,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,575,000
Change: +62% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,200,000
Change: +23% · Conversion: Difficult
MEDICAL BUILDING
$1,175,000
Change: +21% · Conversion: Difficult
OFFICE BUILDING
$1,080,000
Change: +11% · Conversion: Easy
WAREHOUSE, STORAGE
$850,000
Change: -13% · Conversion: Difficult
COMMERCIAL (GENERAL)
$810,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$1.33M
Range $1.19M – $1.46M · ±10% · vs last sale $1.33M (Dec 6 2022)
Last sale anchor
$1.33M
Dec 6 2022
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
$512 / 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
$15,443
Tax year 2024
Assessed value
$1,351,500
Assessed 2024
Previous assessed
$1,351,500
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$571,200
Assessed improvement
$780,300
Applied tax rate
9.0000
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
2010
Construction
WOOD
Heating
NONE
Units
1
Total area
2,590 SF
Lot
0.25 ac (11,069 SF)
Zoning code
TOC1*
APN
7355-024-043
UPID
US09-9092475
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TOC1* · Torrance, CA
Zoning TOC1* · permitted uses
TOC1* · Torrance, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Torrance. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$970,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$850,000
COMMERCIAL (GENERAL)
Est. value
$810,000
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
WAREHOUSE, STORAGE
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
2010
Construction
WOOD
Heating
NONE
Units
1
Lot
0.25 ac
Current owner
From public records · entity-resolved
John Behan
Individual
Mailing address
535 24TH PL, HERMOSA BEACH, CA 90254-2608
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 6, 2022
$1,325,000
John Behan
Gramercy Gardens LLC
Grant Deed
$351,120 · Gramercy Gardens LLC
Mar 30, 2022
—
Gramercy Gardens LLC
B & J Capital Group Investments
Grant Deed
—
Dec 29, 2021
$828,000
B&j Capital Group Investments
Michael Mulligan
Grant Deed
$4,887,500 · Center Street Lending Corp
Dec 10, 2021
—
Michael Mulligan
—
Deed
related
$2,400,000 · The Tom Accetta And Francine Accetta Tru
Jan 17, 2019
—
Michael Mulligan
Mulligan,michael
Quit Claim Deed
related
—
Apr 19, 2017
—
Michael Mulligan
—
Grant Deed
related
$2,500,000 · Premier Busn Bk
Feb 10, 2017
$3,420,000
Michael Mulligan
Silzan Co INC
Trustees Deed
$2,500,000 · Accetta Tom & Francine Tr (pt)
Jan 5, 2012
—
Mulligan,michael
Mulligan,michael
Quit Claim Deed
related
—
—
—
Michael Mulligan
—
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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