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Property profile & analytics
OFF-MARKET
Estimated value
$2,510,000
Warehouses
16415 Ishida Ave Gardena, CA 90248-2924
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-8866823
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1981
Construction
TILT-UP CONCRETE
Total area
10,625 SF
Lot
0.52 ac (22,648 SF)
Zoning code
CAML&D*
APN
6140-001-021
UPID
US09-8866823
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
-
Girl Charlee Inc Big Box & Wholesale Store
-
NIA-West Charitable Organization Social Service Agency
-
Solgar Vitamin & Herb (Bike/Boat/Book/etc) Store Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.13M
Comparable Approach
Comparable
$2.18M
Blend (final)
Blend
$2.51M
Owner & transaction history
Jeffrey Rubie · 1 yrs held
Jeffrey Rubie
since 2024
Last sale
$2.9M
5 recorded transactions
Zoning & alternative use
CAML&D* · Gardena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.9M
+35.8%
Commercial (general)
$3.4M
+18.5%
Retail stores
$3.1M
+8.9%
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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,305,000
6.5%
$2,125,000
7%
$1,975,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,865,000
Current use
OFFICE BUILDING
$3,890,000
Change: +36% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,395,000
Change: +19% · Conversion: Difficult
RETAIL STORES
$3,120,000
Change: +9% · Conversion: Moderate
Blend value · Realmo final
$2.51M
Range $2.26M – $2.76M · ±10% · vs last sale $2.87M (Sep 11 2024)
Last sale anchor
$2.87M
Sep 11 2024
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
$236 / 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
$13,936
Tax year 2024
Assessed value
$957,569
Assessed 2024
Previous assessed
$957,569
+0.0% YoY
Effective rate
1.46%
On assessed value
Assessed land
$355,487
Assessed improvement
$602,082
Applied tax rate
1.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1981
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Bathrooms
2
Total area
10,625 SF
Lot
0.52 ac (22,648 SF)
Zoning code
CAML&D*
APN
6140-001-021
UPID
US09-8866823
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CAML&D* · Gardena, CA
Zoning CAML&D* · permitted uses
CAML&D* · 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.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$2.9M
OFFICE BUILDING
Est. value
$3.9M
COMMERCIAL (GENERAL)
Est. value
$3.4M
RETAIL STORES
Est. value
$3.1M
WAREHOUSE, STORAGE Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1981
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Bathrooms
2
Lot
0.52 ac
Current owner
From public records · entity-resolved
Jeffrey Rubie
Individual
Mailing address
PO BOX 834, REDONDO BEACH, CA 90277-0834
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 11, 2024
$2,869,000
Jeffrey Rubie
Robert J Abernethy
Grant Deed
$2,151,600 · Wells Fargo Bank NA
Dec 20, 2012
$125,000
Galapagos Trust
Lopuch Trust
Grant Deed
—
Dec 13, 2012
—
Galapagos Trust
Abernethy,robert J
Grant Deed
related
—
Mar 20, 2003
—
Abernethy,robert J
Century Builders
Trustees Deed
$2,055,251 · Union Bank Of California
—
—
Lopuch Trust
—
Deed Of Trust
related
$2,055,251 · Union 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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