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Property profile & analytics
OFF-MARKET
Estimated value
$1,400,000
Manufacturing properties
2107 Border Ave Torrance, CA 90501-3610
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9598617
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1953
Construction
TILT-UP CONCRETE
Total area
3,000 SF
Lot
0.16 ac (6,902 SF)
Zoning code
TOMR-OF
APN
7357-022-008
UPID
US09-9598617
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
-
Pacific Combustion Eng Co Production Facility
-
Blaze Lab Solutions Production Facility
-
All Pro Signs (Bike/Boat/Book/etc) Store Printing Service
-
Astra Peel-A-Ton Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.40M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.29M
Blend (final)
Blend
$1.40M
Owner & transaction history
P&l Hansen Properties LLC · 2 yrs held
P&l Hansen Properties LLC
since 2024
Last sale
$1.4M
3 recorded transactions
Zoning & alternative use
TOMR-OF · Torrance, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.8M
+98.4%
Auto repair, garage
$1.4M
+50.8%
Medical building
$1.4M
+48.2%
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
$1,400,000
ML approach
$1,400,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$920,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,825,000
Change: +98% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,390,000
Change: +51% · Conversion: Easy
MEDICAL BUILDING
$1,365,000
Change: +48% · Conversion: Difficult
OFFICE BUILDING
$1,255,000
Change: +36% · Conversion: Difficult
RETAIL STORES
$1,125,000
Change: +22% · Conversion: Moderate
WAREHOUSE, STORAGE
$985,000
Change: +7% · Conversion: Easy
COMMERCIAL (GENERAL)
$940,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$1.40M
Range $1.26M – $1.54M · ±10% · vs last sale $1.40M (Feb 28 2024)
Last sale anchor
$1.40M
Feb 28 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
$467 / 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
$8,085
Tax year 2024
Assessed value
$669,065
Assessed 2024
Previous assessed
$669,065
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$250,897
Assessed improvement
$418,168
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1953
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
3,000 SF
Lot
0.16 ac (6,902 SF)
Zoning code
TOMR-OF
APN
7357-022-008
UPID
US09-9598617
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TOMR-OF · Torrance, CA
Zoning TOMR-OF · permitted uses
TOMR-OF · 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
INDUSTRIAL (GENERAL) Current
Est. value
$920,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.3M
RETAIL STORES
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$985,000
COMMERCIAL (GENERAL)
Est. value
$940,000
INDUSTRIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
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
1953
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
P&l Hansen Properties LLC
Entity
Mailing address
22314 AVIS CT, TORRANCE, CA 90505-2644
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 28, 2024
$1,400,000
P&l Hansen Properties LLC
Avo 28 LLC
Grant Deed
$1,190,000 · First Citizens Bank & Trust Co
Jun 18, 2004
$480,000
Avo 28 LLC
Piurkowsky,stephen W & Dorothy E
Grant Deed
$364,000 · Stephen W & Dorothy E Piurkowsky
Jun 20, 1995
$400,000
Stephen W Piurkowsky
Karli,craig A
Grant Deed
$340,000 · Heller First Capital
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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