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Property profile & analytics
OFF-MARKET
Estimated value
$10,430,000
Community centers
22201 Palos Verdes Blvd Torrance, CA 90505
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6874761
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1956
Construction
TILT-UP CONCRETE
Total area
41,503 SF
Lot
3.56 ac (155,063 SF)
Zoning code
TOCC-GEN
APN
7515-007-036
UPID
US09-6874761
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
$12.96M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.43M
Owner & transaction history
Southwood Village-hg LLC · 5 yrs held
Southwood Village-hg LLC
since 2020
Last sale
$9.1M
5 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
Method
Estimation
Statistic approach
$10,510,000
ML approach
$12,955,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$10.43M
Range $9.39M – $11.47M · ±10% · vs last sale $9.13M (Aug 28 2020)
Last sale anchor
$9.13M
Aug 28 2020
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
$251 / 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
$166,296
Tax year 2024
Assessed value
$13,371,220
Assessed 2024
Previous assessed
$13,371,220
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$9,869,234
Assessed improvement
$3,501,986
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1956
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Units
9
Total area
41,503 SF
Lot
3.56 ac (155,063 SF)
Zoning code
TOCC-GEN
APN
7515-007-036
UPID
US09-6874761
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
1956
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Units
9
Lot
3.56 ac
Current owner
From public records · entity-resolved
Southwood Village-hg LLC
Entity
Mailing address
1815 VIA EL PRADO STE #300, REDONDO BEACH, CA 90277-5726
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 28, 2020
$9,129,000
Southwood Village-hg LLC
Grey Wolf Properties LLC
Grant Deed
—
Jan 24, 2018
$10,700,500
Grey Wolf Properties LLC
Ch Realty III Southwood LP
Grant Deed
—
May 18, 2005
$16,580,000
Ch Realty III Of Southwood
Wohl Of Mountain LLC
Grant Deed
—
Jun 17, 1998
—
Brooke A Allen
Allen,j
Quit Claim Deed
related
—
—
—
Ch Realty III Of Southwood
—
Deed Of Trust
related
$11,900,000 · Nationwide Life Insurance Co
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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