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Property profile & analytics
OFF-MARKET
Estimated value
$9,780,000
Community centers
22236 Palos Verdes Blvd Torrance, CA 90505-2017
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6426335
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1954
Construction
WOOD
Total area
21,880 SF
Lot
1.66 ac (72,474 SF)
Zoning code
TOCC-GEN
APN
7527-001-036
UPID
US09-6426335
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
-
Fusion Studios Training Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.50M
CAP Approach
CAP
$9.12M
Comparable Approach
Comparable
$10.29M
Blend (final)
Blend
$9.78M
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
Top alternative use upside
Restaurant
$14.3M
+7.0%
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
$10,495,000
CAP Approach
CAP Return
Estimation
6%
$9,875,000
6.5%
$9,115,000
7%
$8,465,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$13,315,000
Current use
RESTAURANT
$14,250,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$9.78M
Range $8.80M – $10.76M · ±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
$447 / 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
$74,975
Tax year 2024
Assessed value
$5,730,522
Assessed 2024
Previous assessed
$5,730,522
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$3,926,469
Assessed improvement
$1,804,053
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
1954
Construction
WOOD
Heating
NONE
Stories
1
Units
11
Total area
21,880 SF
Lot
1.66 ac (72,474 SF)
Zoning code
TOCC-GEN
APN
7527-001-036
UPID
US09-6426335
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.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$13.3M
RESTAURANT
Est. value
$14.3M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
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
1954
Construction
WOOD
Heating
NONE
Stories
1
Units
11
Lot
1.66 ac
Current owner
From public records · entity-resolved
Southwood Village-hg LLC
Entity
Free & Clear · 5 yrs held
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
May 7, 2024
—
Southwood Village Hg LLC
—
Deed
related
$9,600,000 · Rga Reinsurance Company
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 Of Southwood LP
Trustees Deed
$10,400,000 · Jp Morgan Chase Bk
May 18, 2005
$16,580,000
Ch Realty III Of Southwood
Wohl Of Mountain LLC
Grant Deed
—
Jun 17, 1998
—
Dolby,martha
Bollenbacher Trust
Trustees Deed
related
—
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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