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Property profile & analytics
OFF-MARKET
Estimated value
$11,100,000
Retail properties & Spaces
18715 Western Ave Gardena, CA 90248-3828
Entity Owned
Absentee Owner
Free & Clear
Property ID
US10-0269131
Property profile
Verified
Property type
Retail properties & Spaces
Use group
NURSERY, GREENHOUSE, FLORIST
Year built
1940
Construction
WOOD
Total area
6,532 SF
Lot
2.15 ac (93,700 SF)
Zoning code
TOCC-GEN
APN
4096-001-054
UPID
US10-0269131
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.10M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$11.10M
Blend (final)
Blend
$11.10M
Owner & transaction history
Ev Western Owner LLC
Ev Western Owner LLC
since 2026
Last sale
$11.1M
7 recorded transactions
Zoning & alternative use
TOCC-GEN · 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
$11,100,000
ML approach
$11,100,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$11.10M
Range $9.99M – $12.21M · ±10% · vs last sale $11.10M (Aug 16 2024)
Last sale anchor
$11.10M
Aug 16 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
$1,699 / 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
$88,685
Tax year 2024
Assessed value
$7,803,000
Assessed 2024
Previous assessed
$7,803,000
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$7,803,000
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
Retail properties & Spaces
Use group
NURSERY, GREENHOUSE, FLORIST
Status
Off-Market
Year built
1940
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Units
1
Bathrooms
2
Total area
6,532 SF
Lot
2.15 ac (93,700 SF)
Zoning code
TOCC-GEN
APN
4096-001-054
UPID
US10-0269131
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TOCC-GEN · Gardena, CA
Zoning TOCC-GEN · permitted uses
TOCC-GEN · 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
1940
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Units
1
Bathrooms
2
Lot
2.15 ac
Current owner
From public records · entity-resolved
Ev Western Owner LLC
Entity
Free & Clear · 0 yrs held
Mailing address
345 CALIFORNIA ST STE #700, SAN FRANCISCO, CA 94104-9711
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 12, 2026
—
Ev Western Owner LLC
Ev Western Trs Owner LLC
Deed
related
—
Aug 16, 2024
$11,100,000
Ev Western Owner LLC
Mckenna Torrance LLC
Grant Deed
—
Oct 21, 2021
$7,500,000
Mckenna Torrace LP
Nobuko Okada
Grant Deed
—
Oct 21, 2021
—
Nobuko Okada
Tomiaki Okada
Affidavit Death Of Trustee/successor Trustee
related
—
Jul 6, 2021
—
Yoko Patsy Okada
Yoko Patsy Okada
Intrafamily Transfer
related
—
Mar 5, 2020
—
Corbett,shizuko Land Trust
Shizuko J Corbett
Quit Claim Deed
related
—
Aug 22, 2019
—
Okada,tomiaki & Nobuko F Trust
Okada,tomiaki & Nobuko
Quit Claim Deed
related
—
Jul 22, 2019
—
Tomiaki Okada
Okada,tomiaki
Quit Claim Deed
related
—
Feb 3, 2016
—
Tomiaki Okada
Okada Trust
Quit Claim Deed
related
—
Aug 8, 2012
—
Okada Trust
Okada,shizumi
Quit Claim Deed
related
—
Feb 21, 2012
—
Okada Trust
Okada,shizumi
Quit Claim Deed
related
—
Jan 1, 1968
—
Okada,akira & Sue
—
Grant Deed
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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