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Property profile & analytics
OFF-MARKET
Estimated value
$7,560,000
Apartment buildings
18424 Normandie Ave Gardena, CA 90248-4045
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6852650
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1963
Construction
WOOD
Total area
21,886 SF
Lot
0.78 ac (33,919 SF)
Zoning code
LAR3
APN
6109-006-052
UPID
US09-6852650
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
-
Villa Normandie Group LLC Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.39M
CAP Approach
CAP
$5.42M
Comparable Approach
Comparable
$8.44M
Blend (final)
Blend
$7.56M
Owner & transaction history
Craig Tsukamoto · 4 yrs held
Craig Tsukamoto
since 2021
Last sale
$7.9M
7 recorded transactions
Zoning & alternative use
LAR3 · Gardena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$10.0M
+69.2%
Office building
$8.0M
+36.3%
Commercial (general)
$7.0M
+19.0%
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
$7,155,000
ML approach
$7,385,000
CAP Approach
CAP Return
Estimation
6%
$5,870,000
6.5%
$5,420,000
7%
$5,030,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$5,880,000
Current use
MEDICAL BUILDING
$9,950,000
Change: +69% · Conversion: Moderate
OFFICE BUILDING
$8,015,000
Change: +36% · Conversion: Moderate
COMMERCIAL (GENERAL)
$6,990,000
Change: +19% · Conversion: Moderate
RETAIL STORES
$6,425,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$7.56M
Range $6.80M – $8.32M · ±10% · vs last sale $7.85M (Dec 21 2021)
Last sale anchor
$7.85M
Dec 21 2021
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
$345 / 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
$107,506
Tax year 2024
Assessed value
$8,178,640
Assessed 2024
Previous assessed
$8,178,640
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$3,121,200
Assessed improvement
$5,057,440
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1963
Construction
WOOD
Heating
NONE
Units
46
Bathrooms
46
Total area
21,886 SF
Lot
0.78 ac (33,919 SF)
Zoning code
LAR3
APN
6109-006-052
UPID
US09-6852650
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR3 · Gardena, CA
Zoning LAR3 · permitted uses
LAR3 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$5.9M
MEDICAL BUILDING
Est. value
$10.0M
OFFICE BUILDING
Est. value
$8.0M
COMMERCIAL (GENERAL)
Est. value
$7.0M
RETAIL STORES
Est. value
$6.4M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
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
1963
Construction
WOOD
Heating
NONE
Units
46
Bathrooms
46
Lot
0.78 ac
Current owner
From public records · entity-resolved
Craig Tsukamoto
Individual
Mailing address
25 HITCHING POST DR, ROLLING HILLS ESTATES, CA 90274-5169
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 21, 2021
$7,850,000
Craig Tsukamoto
Satsuma Yamato LLC
Grant Deed
$4,000,000 · Citizens Business Bank
Mar 25, 2014
—
Satsuma Yamato LLC
Uyeno,gary S & Yoshiko
Quit Claim Deed
—
Mar 5, 2014
$5,450,000
Gary S Uyeno
Villa Normandie Group LLC
Grant Deed
—
Mar 5, 2014
—
Steven L Uyeno
Uyeno,yeonwook K
Quit Claim Deed
related
—
Jun 8, 2010
$3,475,000
Villa Normandie Group LLC
Long Beach Ventures LLC
Grant Deed
$2,380,000 · Burbank Financial
Oct 10, 2003
$2,225,000
Long Beach Ventures Ptshp
Villa Romana Apartments
Grant Deed
$1,668,750 · One United Bank
—
—
Long Beach Ventures Ptshp
—
Deed Of Trust
related
$500,000 · Brian Shniderson
—
—
Villa Normandie Group LLC
—
Deed Of Trust
related
$3,075,000 · Opus Bank
—
—
Long Beach Ventures Ptshp
—
Deed Of Trust
related
$2,520,000 · Citibank West Fsb
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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