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Property profile & analytics
OFF-MARKET
Office buildings
16303 Western Ave Gardena, CA 90247-4674
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8490126
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1991
Construction
WOOD
Total area
3,000 SF
Lot
0.15 ac (6,481 SF)
Zoning code
GAMUO
APN
4066-013-025
UPID
US09-8490126
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
-
PainlessCure Medical Clinic Alternative Medicine Practice
-
Kim Jongwoon Medical Clinic Alternative Medicine Practice
-
Jason Jong Woon Kim Alternative Medicine Practice Acupuncture
-
EUN KANG Alternative Medicine Practice Acupuncture
-
Jason Kim's Acupuncture Clinic Medical Clinic Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Cheng Chung Shih · 5 yrs held
Cheng Chung Shih
since 2021
Last sale
$420,000
7 recorded transactions
Zoning & alternative use
GAMUO · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$5,007
Tax year 2024
Assessed value
$335,258
Assessed 2024
Previous assessed
$335,258
+0.0% YoY
Effective rate
1.49%
On assessed value
Assessed land
$162,493
Assessed improvement
$172,765
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
1991
Construction
WOOD
Heating
NONE
Stories
1
Units
4
Bathrooms
5
Total area
3,000 SF
Lot
0.15 ac (6,481 SF)
Zoning code
GAMUO
APN
4066-013-025
UPID
US09-8490126
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.
Building & site characteristics
From public records
Year built
1991
Construction
WOOD
Heating
NONE
Stories
1
Units
4
Bathrooms
5
Lot
0.15 ac
Current owner
From public records · entity-resolved
Cheng Chung Shih
Individual
Mailing address
12 E RODELL PL, ARCADIA, CA 91006-5146
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 9, 2021
—
Cheng Chung Shih
Cheng Chung Shih
Intrafamily Transfer
related
$900,000 · East West Bank
Feb 4, 2005
—
Chung,family Trust
Chung,shih-cheng
Quit Claim Deed
related
—
Jun 26, 1997
$420,000
Jason H Lieberman
Guaranty Bank California
Grant Deed
$292,950 · Highland Federal Bank
Feb 23, 1996
$40,000
Guaranty Bank California
Nippon Capital Financing
Grant Deed
related
—
May 10, 1995
$50,000
Nippon Capital Financing INC
Sakiko International INC
Trustees Deed
related
—
Aug 17, 1990
—
Sakiko Intl
—
Grant Deed
related
$309,000 · Nippon Capital
Jul 28, 1988
$250,000
Sakiko Intl
Rabener Fmly Tr
Grant Deed
—
—
—
Chung Family Trust
—
Deed Of Trust
related
$633,000 · Metro United 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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