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Property profile & analytics
OFF-MARKET
Estimated value
$765,000
Office buildings
16428 Normandie Ave Gardena, CA 90247-4719
Individually Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9833207
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1955
Construction
TILT-UP CONCRETE
Total area
2,911 SF
Lot
0.14 ac (6,269 SF)
Zoning code
GACR
APN
6113-016-028
UPID
US09-9833207
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
-
Tsukuru USA Corporation Construction Company General Contractor
-
Consolidated Merchandising Logistics Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.05M
Comparable Approach
Comparable
$548k
Blend (final)
Blend
$765k
Owner & transaction history
Kazuaki Mitsuda · 9 yrs held
Kazuaki Mitsuda
since 2017
7 recorded transactions
Zoning & alternative use
GACR · 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,130,000
6.5%
$1,045,000
7%
$970,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$930,000
Current use
COMMERCIAL (GENERAL)
$930,000
Change: 0% · Conversion: Easy
WAREHOUSE, STORAGE
$820,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$765k
Range $689k – $842k · ±10%
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
$263 / 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
$10,467
Tax year 2024
Assessed value
$796,474
Assessed 2024
Previous assessed
$796,474
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$430,096
Assessed improvement
$366,378
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
1955
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
2,911 SF
Lot
0.14 ac (6,269 SF)
Zoning code
GACR
APN
6113-016-028
UPID
US09-9833207
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GACR · Gardena, CA
Zoning GACR · permitted uses
GACR · 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
OFFICE BUILDING Current
Est. value
$930,000
COMMERCIAL (GENERAL)
Est. value
$930,000
WAREHOUSE, STORAGE
Est. value
$820,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
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
1955
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.14 ac
Current owner
From public records · entity-resolved
Kazuaki Mitsuda
Individual
Mailing address
1498 W 154TH ST, GARDENA, CA 90247-3309
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 24, 2017
$700,000
Kazuaki Mitsuda
Gerald Y Tom
Grant Deed
$595,000 · Mufg Union Bank NA
Mar 24, 2017
—
Kazuaki Mitsuda
Tsuboi,yukiko
Quit Claim Deed
related
—
Apr 27, 2011
—
Tom Gerald Y & J J Fam Trust
—
Deed Of Trust
related
$1,500,000 · Bank Of The Orient
Oct 16, 1998
—
Gerald Y Tom
Tom,g Y & J J
Quit Claim Deed
related
—
Jul 7, 1997
$235,000
Gerald Y Tom
Yamada Management Group INC
Grant Deed
$150,000 · Bank Of The Orient
—
—
Tom,gerald Y Family Trust
—
Deed Of Trust
related
$1,500,000 · Bank Of The Orient
—
—
Tom Gerald Y & J J Fam Trust
—
Deed Of Trust
related
$1,500,000 · East West 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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