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Property profile & analytics
OFF-MARKET
Estimated value
$4,250,000
Office buildings
21707 Hawthorne Blvd Torrance, CA 90503-7009
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6903161
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1978
Construction
WOOD
Total area
21,569 SF
Lot
0.86 ac (37,503 SF)
Zoning code
TOHC-CTR
APN
7366-002-011
UPID
US09-6903161
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
-
Peterson Lisa R Physician Medical Clinic
-
Mata Rosalinda Physician
-
QIS Insurance Services LLC Insurance Agency
-
Law Offices of James C. Shields Law Firm
-
Gilbert H Brown & Associates Inc Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.25M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.25M
Owner & transaction history
Del Amo Square LLC · 2 yrs held
Del Amo Square LLC
since 2024
Last sale
$4.3M
7 recorded transactions
Zoning & alternative use
TOHC-CTR · 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
$4,250,000
ML approach
$4,250,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$4.25M
Range $3.83M – $4.68M · ±10% · vs last sale $4.25M (Jul 2 2024)
Last sale anchor
$4.25M
Jul 2 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
$197 / 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
$69,128
Tax year 2024
Assessed value
$5,689,145
Assessed 2024
Previous assessed
$5,689,145
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$1,706,743
Assessed improvement
$3,982,402
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
1978
Construction
WOOD
Heating
NONE
Stories
1
Total area
21,569 SF
Lot
0.86 ac (37,503 SF)
Zoning code
TOHC-CTR
APN
7366-002-011
UPID
US09-6903161
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TOHC-CTR · Torrance, CA
Zoning TOHC-CTR · permitted uses
TOHC-CTR · 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
1978
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.86 ac
Current owner
From public records · entity-resolved
Del Amo Square LLC
Entity
Mailing address
22760 HAWTHORNE BLVD #250, TORRANCE, CA 90505-3600
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 2, 2024
$4,250,000
Del Amo Square LLC
Robin Dunyasha Balchen
Grant Deed
—
Feb 2, 2018
—
Robin Dunyasha Balchen
The Arthur E Balchen Trust
Affidavit Death Of Trustee/successor Trustee
$2,500,000 · Mufg Union Bank NA
Oct 9, 2009
—
Balchen Arthur E Trust
Balchen,arthur E
Quit Claim Deed
related
—
Dec 6, 1996
—
Balchen,arthur E
Victor Ventures,
Trustees Deed
related
—
Feb 28, 1994
—
Victor Ventures
Austin,r E
Grant Deed
related
—
—
—
Donald K Haggerty
—
Deed Of Trust
related
$1,036,000 · Imperial Thrift & Loan
—
—
Balchen Arthur E Trust
—
Deed Of Trust
related
$1,400,000 · Ojai Community Bank
—
—
Arthur E Balchen
—
Deed Of Trust
related
$1,500,000 · First Bank Beverly Hills
—
—
Arthur Balchen
—
Deed Of Trust
related
$69,643 · Donald K & Susan Haggarty
—
—
Arthur E Balchen
—
Deed Of Trust
related
$1,365,000 · California Federal Bank
—
—
Donald K Haggarty
—
Deed Of Trust
related
$74,900 · Individual
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.
Try Rey
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