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Property profile & analytics
OFF-MARKET
Estimated value
$1,445,000
Retail space
20205 Anza Ave Torrance, CA 90503-2010
Trust Owned
8-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0283987
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1985
Construction
TILT-UP CONCRETE
Total area
5,064 SF
Lot
0.45 ac (19,432 SF)
Zoning code
TOCC-GEN
APN
7521-026-017
UPID
US10-0283987
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
-
Purified Water To Go Big Box & Wholesale Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.97M
Comparable Approach
Comparable
$881k
Blend (final)
Blend
$1.45M
Owner & transaction history
Armstrong,marla J 2012 Trust · 8 yrs held
Armstrong,marla J 2012 Trust
since 2018
7 recorded transactions
Zoning & alternative use
TOCC-GEN · Torrance, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.3M
+35.5%
Medical building
$2.3M
+33.2%
Warehouse, storage
$2.0M
+17.6%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,135,000
6.5%
$1,970,000
7%
$1,830,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,730,000
Current use
AUTO REPAIR, GARAGE
$2,340,000
Change: +36% · Conversion: Difficult
MEDICAL BUILDING
$2,300,000
Change: +33% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,030,000
Change: +18% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,585,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$1.45M
Range $1.30M – $1.59M · ±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
$285 / 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
$34,912
Tax year 2024
Assessed value
$2,900,000
Assessed 2024
Previous assessed
$2,900,000
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$1,704,000
Assessed improvement
$1,196,000
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 space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1985
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
5,064 SF
Lot
0.45 ac (19,432 SF)
Zoning code
TOCC-GEN
APN
7521-026-017
UPID
US10-0283987
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TOCC-GEN · Torrance, CA
Zoning TOCC-GEN · permitted uses
TOCC-GEN · 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
RETAIL STORES Current
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$2.3M
MEDICAL BUILDING
Est. value
$2.3M
WAREHOUSE, STORAGE
Est. value
$2.0M
COMMERCIAL (GENERAL)
Est. value
$1.6M
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
WAREHOUSE, STORAGE
COMMERCIAL (GENERAL)
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
1985
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.45 ac
Current owner
From public records · entity-resolved
Armstrong,marla J 2012 Trust
Trust
Free & Clear · 8 yrs held
Mailing address
5900 WILSHIRE BLVD STE #720, LOS ANGELES, CA 90036-5087
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
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 7, 2018
—
Armstrong,marla J 2012 Trust
Kahn Paul L Trust
Quit Claim Deed
—
Mar 7, 2018
$626,000
Kahn,tina J Trust
Kahn Arlan B Trust
Grant Deed
related
—
Mar 7, 2018
$373,000
Kahn,tina J 2012 Trust
Kahn Arlan B 2012 Trust
Grant Deed
related
—
Apr 8, 2015
—
Kahn,paul L Trust
Kahn Paul L
Affidavit Of Death
related
—
Nov 27, 1996
$975,000
Kahn Trust
Standard Insurance Co
Grant Deed
$600,000 · Culver National Bank
Apr 7, 1992
$620,000
Suh Trust
M S Partnership
Grant Deed
$1,265,000 · Seller
Aug 31, 1990
$1,600,000
Guillermo Chang
Standard Insuran
Grant Deed
$992,000 · Seller
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.
Try Rey
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