New search
Property profile & analytics
OFF-MARKET
Estimated value
$4,185,000
Community centers
20501 Western Ave Torrance, CA 90501
Trust Owned
16-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8414006
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2008
Construction
WOOD
Total area
12,730 SF
Lot
1.45 ac (62,955 SF)
Zoning code
TOMI-BP
APN
7352-014-054
UPID
US09-8414006
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
-
Western Union Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.31M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.19M
Owner & transaction history
Goh Family Trust · 16 yrs held
Goh Family Trust
since 2009
7 recorded transactions
Zoning & alternative use
TOMI-BP · Torrance, 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 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%
$5,745,000
6.5%
$5,305,000
7%
$4,925,000
Blend value · Realmo final
$4.19M
Range $3.77M – $4.60M · ±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
$329 / 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
$66,181
Tax year 2024
Assessed value
$4,706,340
Assessed 2024
Previous assessed
$4,706,340
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$3,037,231
Assessed improvement
$1,669,109
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
2008
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
12,730 SF
Lot
1.45 ac (62,955 SF)
Zoning code
TOMI-BP
APN
7352-014-054
UPID
US09-8414006
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TOMI-BP · Torrance, CA
Zoning TOMI-BP · permitted uses
TOMI-BP · 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.
Building & site characteristics
From public records
Year built
2008
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
1.45 ac
Current owner
From public records · entity-resolved
Goh Family Trust
Trust
Mailing address
28845 KING ARTHUR CT, RANCHO PALOS VERDES, CA 90275-7210
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 17, 2022
—
Kyu Jae Goh
—
Deed
related
$2,400,000 · First Citizens Bank & Trust Co
Jun 30, 2016
—
Yong Goh Chung
—
Deed
related
$2,820,000 · Wilshire Bank
Nov 19, 2009
—
Goh Family Trust
Goh,chung Y & Kyu J
Quit Claim Deed
related
—
May 18, 2005
$866,000
Chung Y Goh
Korean United Full Gospel Ch/a
Grant Deed
—
Mar 20, 1998
$729,000
United Full Gospel Chur Korean
Johnson Trust
Grant Deed
$628,732 · Seller
—
—
United Full Gospel Ch A Korean
—
Deed Of Trust
related
$90,000 · John & Mary Chomko
—
—
Goh Family Trust
—
Deed Of Trust
related
$3,080,000 · Wilshire State Bank
—
—
Goh Family Trust
—
Deed Of Trust
related
$1,325,000 · California Bank & Trust
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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