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Property profile & analytics
OFF-MARKET
Estimated value
$900,000
Investment properties
1634 Gramercy Ave Torrance, CA 90501-3225
Individually Owned
3-yr Hold
Property ID
US09-7336679
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2010
Construction
WOOD
Total area
2,030 SF
Lot
0.25 ac (11,069 SF)
Zoning code
TOC1*
APN
7355-024-037
UPID
US09-7336679
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
-
MOD skincare studio Medical Clinic Skin Care Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$890k
CAP Approach
CAP
$555k
Comparable Approach
Comparable
$835k
Blend (final)
Blend
$900k
Owner & transaction history
Yasufumi Morita · 3 yrs held
Yasufumi Morita
since 2023
Last sale
$955,009
7 recorded transactions
Zoning & alternative use
TOC1* · Torrance, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.2M
+94.3%
Auto repair, garage
$940,000
+47.7%
Medical building
$925,000
+45.1%
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
$880,000
ML approach
$890,000
CAP Approach
CAP Return
Estimation
6%
$605,000
6.5%
$555,000
7%
$515,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$635,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,235,000
Change: +94% · Conversion: Difficult
AUTO REPAIR, GARAGE
$940,000
Change: +48% · Conversion: Difficult
MEDICAL BUILDING
$925,000
Change: +45% · Conversion: Easy
OFFICE BUILDING
$850,000
Change: +33% · Conversion: Easy
RETAIL STORES
$760,000
Change: +20% · Conversion: Easy
WAREHOUSE, STORAGE
$665,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$900k
Range $810k – $990k · ±10% · vs last sale $955k (Mar 21 2023)
Last sale anchor
$955k
Mar 21 2023
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
$443 / 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
$11,310
Tax year 2024
Assessed value
$974,100
Assessed 2024
Previous assessed
$974,100
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$382,500
Assessed improvement
$591,600
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2010
Construction
WOOD
Heating
NONE
Units
1
Bathrooms
4
Total area
2,030 SF
Lot
0.25 ac (11,069 SF)
Zoning code
TOC1*
APN
7355-024-037
UPID
US09-7336679
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
COMMERCIAL (GENERAL) Current
Est. value
$635,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$940,000
MEDICAL BUILDING
Est. value
$925,000
OFFICE BUILDING
Est. value
$850,000
RETAIL STORES
Est. value
$760,000
WAREHOUSE, STORAGE
Est. value
$665,000
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
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
2010
Construction
WOOD
Heating
NONE
Units
1
Bathrooms
4
Lot
0.25 ac
Current owner
From public records · entity-resolved
Yasufumi Morita
Individual
Mailing address
1634 GRAMERCY AVE, TORRANCE, CA 90501-3225
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 21, 2023
$955,000
Yasufumi Morita
Gramercy Gardens LLC
Grant Deed
$240,000 · United Wholesale Mortgage
Mar 30, 2022
—
Gramercy Gardens LLC
B & J Capital Group Investments
Grant Deed
—
Dec 29, 2021
$724,000
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 27, 2021
—
Michael Mulligan
—
Deed
related
$471,900 · Mortgage Bank Of California
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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