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Property profile & analytics
OFF-MARKET
Estimated value
$805,000
Retail properties & Spaces
20602 Normandie Ave Torrance, CA 90502-1458
Individually Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8816480
Property profile
Verified
Property type
Retail properties & Spaces
Use group
SERVICE SHOP (TV, ELECTRIC, PLUMBING)
Year built
1947
Construction
WOOD
Total area
1,664 SF
Lot
0.27 ac (11,744 SF)
Zoning code
LCC-3*
APN
7350-011-083
UPID
US09-8816480
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
-
Stewart-Jackson Sprinklers Inc Landscaping
-
Sal's Plumbing Company Inc Plumbing Service General Contractor
-
CWDRE | Certified Water Damage Restoration Experts Hardware & Home Improvement Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$855k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$810k
Blend (final)
Blend
$805k
Owner & transaction history
Salvatore Giuseppe Grammatico · 6 yrs held
Salvatore Giuseppe Grammatico
since 2020
Last sale
$750,000
4 recorded transactions
Zoning & alternative use
LCC-3* · Torrance, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.0M
+87.7%
Office building
$965,000
+78.9%
Auto repair, garage
$770,000
+42.7%
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
$865,000
ML approach
$855,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
SERVICE SHOP (TV, RADIO, ELECTRIC, PLUMBING)
$540,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,015,000
Change: +88% · Conversion: Difficult
OFFICE BUILDING
$965,000
Change: +79% · Conversion: Difficult
AUTO REPAIR, GARAGE
$770,000
Change: +43% · Conversion: Difficult
MEDICAL BUILDING
$755,000
Change: +40% · Conversion: Difficult
WAREHOUSE, STORAGE
$670,000
Change: +24% · Conversion: Difficult
RETAIL STORES
$570,000
Change: +5% · Conversion: Difficult
COMMERCIAL (GENERAL)
$520,000
Change: -3% · Conversion: Difficult
Blend value · Realmo final
$805k
Range $725k – $886k · ±10% · vs last sale $750k (Mar 3 2020)
Last sale anchor
$750k
Mar 3 2020
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
$484 / 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
$11,193
Tax year 2024
Assessed value
$853,370
Assessed 2024
Previous assessed
$853,370
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$568,914
Assessed improvement
$284,456
Applied tax rate
17.0000
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
SERVICE SHOP (TV, ELECTRIC, PLUMBING)
Status
Off-Market
Year built
1947
Construction
WOOD
Heating
NONE
Stories
1
Total area
1,664 SF
Lot
0.27 ac (11,744 SF)
Zoning code
LCC-3*
APN
7350-011-083
UPID
US09-8816480
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC-3* · Torrance, CAZoning LCC-3* · permitted uses
LCC-3* · Torrance, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
SERVICE SHOP (TV, RADIO, ELECTRIC, PLUMBING) Current
Est. value
$540,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.0M
OFFICE BUILDING
Est. value
$965,000
AUTO REPAIR, GARAGE
Est. value
$770,000
MEDICAL BUILDING
Est. value
$755,000
WAREHOUSE, STORAGE
Est. value
$670,000
RETAIL STORES
Est. value
$570,000
COMMERCIAL (GENERAL)
Est. value
$520,000
SERVICE SHOP (TV, RADIO, ELECTRIC, PLUMBING) Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL BUILDING
WAREHOUSE, STORAGE
RETAIL STORES
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
1947
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.27 ac
Current owner
From public records · entity-resolved
Salvatore Giuseppe Grammatico
Individual
Mailing address
1230 GREENWOOD AVE, TORRANCE, CA 90503-6131
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 3, 2020
—
Salvatore Giuseppe Grammatico
Salvatore Giuseppe Grammatico
Intrafamily Transfer
related
$610,000 · Mufg Union Bank NA
Jul 7, 2017
—
Grammatico Family Trust
Grammatico,salvatore G & Angela
Quit Claim Deed
related
—
Jun 14, 2017
—
Salvatore G Grammatico
Grammatico,salvatore & Angela
Quit Claim Deed
related
—
Aug 26, 2016
$750,000
Salvatore Grammatico
Linda Geil Baltad
Grant Deed
$637,500 · Seacoast Commerce 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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