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Property profile & analytics
OFF-MARKET
Estimated value
$7,140,000
Super regional malls
2121 182nd St Torrance, CA 90504-4303
Individually Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0283619
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1958
Construction
TILT-UP CONCRETE
Total area
39,366 SF
Lot
2.78 ac (121,131 SF)
Zoning code
TOCC-GEN
APN
4096-009-066
UPID
US10-0283619
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
-
Cake Kobo Bakery Specialty Food Shop
-
Nijiya Market Torrance Store Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.14M
Owner & transaction history
Eldon R Griffis JR. · 12 yrs held
Eldon R Griffis JR.
since 2013
7 recorded transactions
Zoning & alternative use
TOCC-GEN · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$181 / 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
$66,685
Tax year 2024
Assessed value
$4,815,520
Assessed 2024
Previous assessed
$4,815,520
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$1,762,423
Assessed improvement
$3,053,097
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1958
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
39,366 SF
Lot
2.78 ac (121,131 SF)
Zoning code
TOCC-GEN
APN
4096-009-066
UPID
US10-0283619
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.
Building & site characteristics
From public records
Year built
1958
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
2.78 ac
Current owner
From public records · entity-resolved
Eldon R Griffis JR.
Individual
Mailing address
2161 W 182ND ST STE #100, TORRANCE, CA 90504-4343
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 10, 2021
—
Van Ness 37k 2012 LP
—
Deed
related
$300,000 · Vicki L Thompson
Dec 30, 2013
—
Eldon R Griffis JR.
Griffis,eldon R JR
Quit Claim Deed
—
Dec 20, 2013
—
Vicki L Thompson
Erg Mgmt Co
Grant Deed
—
Sep 16, 2013
—
Eldon R Griffis
Lounais-griffis,marchelle
Quit Claim Deed
related
—
Sep 16, 2013
$1,191,500
Eldon R Griffis JR.
Griffis Eldon R SR Trust
Grant Deed
related
—
May 23, 2007
—
Pv Family
—
Trustees Deed
related
$390,000 · Beverly Griffis
Nov 8, 2001
—
Pv
Thompson,v L
Quit Claim Deed
related
—
May 18, 1994
—
P V Family And
—
Deed Of Trust
related
—
May 11, 1994
—
Beverly Griffis
Griffis,e R
Quit Claim Deed
related
—
Dec 30, 1993
—
Eldon R Griffis
Lounais-griffis,
Quit Claim Deed
related
—
—
—
Pv Family
—
Deed Of Trust
related
$50,000 · Helen Kliest
—
—
Erg Management Co
—
Deed Of Trust
related
$1,320,000 · United Commercial Bank
—
—
Pv Family
—
Deed Of Trust
related
$1,077,000 · Beverly Griffis
—
—
Pv Family LP
—
Deed Of Trust
related
$200,000 · Beverly Griffis
—
—
Pv Family
—
Deed Of Trust
related
$60,000 · Vicki L Thompson
—
—
Eldon R Griffis
—
Deed Of Trust
related
$500,000 · Individual
—
—
Pv Family
—
Deed Of Trust
related
$1,077,000 · Eldon R JR Griffis
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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