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Property profile & analytics
OFF-MARKET
Estimated value
$5,045,000
Auto shops
21804 Belshire Ave Hawaiian Gardens, CA 90716-1610
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7183272
Property profile
Verified
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Year built
1959
Construction
TILT-UP CONCRETE
Total area
15,766 SF
Lot
1 ac (43,572 SF)
Zoning code
HGM1*
APN
7076-001-031
UPID
US09-7183272
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.27M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.05M
Owner & transaction history
Chad Carminati Wittstrom · 1 yrs held
Chad Carminati Wittstrom
since 2024
Last sale
$4.9M
7 recorded transactions
Zoning & alternative use
HGM1* · Hawaiian Gardens, 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 Hawaiian Gardens submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hawaiian Gardens 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
$5,155,000
ML approach
$5,265,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$7,290,000
Current use
MEDICAL BUILDING
$7,165,000
Change: -2% · Conversion: Difficult
OFFICE BUILDING
$7,070,000
Change: -3% · Conversion: Difficult
RETAIL STORES
$6,040,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$5.05M
Range $4.54M – $5.55M · ±10% · vs last sale $4.88M (Aug 25 2024)
Last sale anchor
$4.88M
Aug 25 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
$320 / 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
$77,243
Tax year 2024
Assessed value
$6,367,248
Assessed 2024
Previous assessed
$6,367,248
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$3,183,624
Assessed improvement
$3,183,624
Applied tax rate
2.0000
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
Auto shops
Use group
AUTO REPAIR, GARAGE
Status
Off-Market
Year built
1959
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
15,766 SF
Lot
1 ac (43,572 SF)
Zoning code
HGM1*
APN
7076-001-031
UPID
US09-7183272
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
HGM1* · Hawaiian Gardens, CA
Zoning HGM1* · permitted uses
HGM1* · Hawaiian Gardens, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hawaiian Gardens. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE Current
Est. value
$7.3M
MEDICAL BUILDING
Est. value
$7.2M
OFFICE BUILDING
Est. value
$7.1M
RETAIL STORES
Est. value
$6.0M
AUTO REPAIR, GARAGE Current
MEDICAL BUILDING
OFFICE BUILDING
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
1959
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
1 ac
Current owner
From public records · entity-resolved
Chad Carminati Wittstrom
Individual
Mailing address
801 SAN RAMON VLY BLVD STE F, DANVILLE, CA 94526-4027
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 25, 2024
$4,880,500
Chad Carminati Wittstrom
Kk Souza LLC
Grant Deed
$2,218,000 · Bank Of The Sierra
Jun 17, 2021
$2,000,000
Kk Souza LLC
K Colbert Properties LLC
Trustees Deed
related
—
Jan 28, 2020
$5,375,000
K Colbert Properties LLC
Se-hwg LLC
Grant Deed
$3,725,000 · Kk Souza LLC
Aug 6, 2019
—
Se Hwg LLC
—
Deed
related
$1,500,000 · Axos Bank
Jan 10, 2019
—
Se-hwg LLC
Se-socal LLC
Quit Claim Deed
—
Oct 31, 2013
$1,900,000
Se-socal LLC
Nat LLC
Grant Deed
$1,443,000 · Private Lender
Aug 8, 2007
—
Nat LLC
Nat LLC
Quit Claim Deed
related
$1,500,000 · Hanmi Bank
Nov 7, 2006
—
Nat LLC
Naghizadeh,asieh
Grant Deed
—
Dec 24, 2003
$745,000
Asieh Naghizadeh
Kashafi,roya Y
Grant Deed
$570,000 · Farmers & Merchants Bk Lng Bch
Jun 22, 2001
$745,000
Roya Y Kashafi
Plotkin Trust
Grant Deed
$450,000 · Charles Trust
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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