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Property profile & analytics
OFF-MARKET
Estimated value
$13,385,000
Office buildings
21171 Western Ave Torrance, CA 90501-1728
Entity Owned
21-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6513225
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1987
Construction
TILT-UP CONCRETE
Total area
53,218 SF
Lot
3.13 ac (136,462 SF)
Zoning code
TOMI-BP
APN
7355-032-010
UPID
US09-6513225
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
-
Ray Bennett - TREC Lending Inc. Real Estate Agency
-
Interface In Design Inc Advertising Agency
-
Blanco & Arias Law Firm
-
Person Realty, Inc. / パーソン不動産 Real Estate Agency
-
MediBillCare Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.06M
Blend (final)
Blend
$13.39M
Owner & transaction history
Muller-tcs LLC · 21 yrs held
Muller-tcs LLC
since 2005
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$22,235,000
Current use
RETAIL STORES
$19,975,000
Change: -10% · Conversion: Moderate
Blend value · Realmo final
$13.39M
Range $12.05M – $14.72M · ±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
$252 / 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
$157,417
Tax year 2024
Assessed value
$12,845,904
Assessed 2024
Previous assessed
$12,845,904
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$4,892,373
Assessed improvement
$7,953,531
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1987
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
53,218 SF
Lot
3.13 ac (136,462 SF)
Zoning code
TOMI-BP
APN
7355-032-010
UPID
US09-6513225
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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$22.2M
RETAIL STORES
Est. value
$20.0M
OFFICE BUILDING Current
RETAIL STORES
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
1987
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
3.13 ac
Current owner
From public records · entity-resolved
Muller-tcs LLC
Entity
Mailing address
2895 ROYSTON PL, BEVERLY HILLS, CA 90210-1017
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 5, 2018
—
Tcs Plaza INC
—
Deed
related
$8,890,000 · Hanmi Bk
Apr 27, 2005
—
Muller-tcs LLC
Tcs Office Park LLC
Quit Claim Deed
related
—
Apr 27, 2005
$9,400,090
Tcs Plaza INC
Tcs Office Park LLC
Grant Deed
$6,580,000 · United Commercial Bank
Nov 1, 2000
—
Seldin,millard R Trustee
Starwood,svp
Trustees Deed
related
—
Sep 9, 1997
—
Starwood/svp LLC
Liberty Nat'l Enterprises LP
Grant Deed
related
—
May 7, 1997
—
Liberty Natl Ents
Torrance Center I,
Grant Deed
related
—
Apr 14, 1997
$100
Liberty National Enterprises
Torrance Cntr 1
Trustees Deed
related
—
—
—
Starwood/svp LLC
—
Deed Of Trust
related
$7,930,000 · Chase Manhattan Bank
—
—
Tcs Plaza INC
—
Deed Of Trust
related
$3,000,000 · United Commercial Bank
—
—
Tcs Office Park LLC
—
Deed Of Trust
related
$14,000,000 · Gmac Commercial Mortgage Corp
—
—
Tcs Plaza INC
—
Loan Modification
related
$8,890,000 · Hanmi Bk
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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