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Property profile & analytics
OFF-MARKET
Estimated value
$2,155,000
Assisted living facilities
21414 Vermont Ave Torrance, CA 90502-1935
Entity Owned
14-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8953650
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1970
Construction
WOOD
Total area
32,853 SF
Lot
2.28 ac (99,231 SF)
Zoning code
LCA1*
APN
7345-009-007
UPID
US09-8953650
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
-
Heritage Rehabilitation Center Nursing Home
-
accesahealth Spa & Massage Center Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.16M
Owner & transaction history
Heritage Legacy LLC · 14 yrs held
Heritage Legacy LLC
since 2011
7 recorded transactions
Zoning & alternative use
LCA1* · 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
$66 / 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
$143,220
Tax year 2024
Assessed value
$9,851,420
Assessed 2024
Previous assessed
$9,851,420
+0.0% YoY
Effective rate
1.45%
On assessed value
Assessed land
$4,285,366
Assessed improvement
$5,566,054
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1970
Construction
WOOD
Heating
NONE
Stories
1
Units
66
Total area
32,853 SF
Lot
2.28 ac (99,231 SF)
Zoning code
LCA1*
APN
7345-009-007
UPID
US09-8953650
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCA1* · Torrance, CA
Zoning LCA1* · permitted uses
LCA1* · 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
1970
Construction
WOOD
Heating
NONE
Stories
1
Units
66
Lot
2.28 ac
Current owner
From public records · entity-resolved
Heritage Legacy LLC
Entity
Mailing address
2368 TORRANCE BLVD #220, TORRANCE, CA 90501-2500
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
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 9, 2022
—
Heritage Legacy LLC
—
Deed
related
$4,872,300 · Berkadia Commercial Mortgage LLC
Dec 6, 2011
$8,000,080
Heritage Legacy LLC
Cecil R Mays
Grant Deed
$7,500,000 · Wells Fargo Bank NA
Jul 8, 2011
—
Mays Cecil & Carol Fam Trust
Mays,cecil R & Carol L
Quit Claim Deed
related
—
Feb 8, 1988
$2,437,500
Cecil Mays
Regen
Trustees Deed
related
—
Feb 8, 1988
$3,316,000
Cecil Mays
Tor
Trustees Deed
related
—
—
—
Cecil Mays
—
Deed Of Trust
related
$1,000,000 · City National Bank
—
—
Cecil Mays
—
Deed Of Trust
related
$2,500,000 · La Jolla Savings Bank
—
—
Torrance Heritag
—
Deed Of Trust
related
$675,000 · Sunset Convalesc
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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