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Property profile & analytics
OFF-MARKET
Estimated value
$5,940,000
Office buildings
22700 Crenshaw Blvd Torrance, CA 90505-3049
Entity Owned
Absentee Owner
Free & Clear
Property ID
US10-0278775
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1984
Construction
WOOD
Total area
20,156 SF
Lot
0.55 ac (24,098 SF)
Zoning code
TORR-OF
APN
7370-006-051
UPID
US10-0278775
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
-
ChatterPy Advertising Agency Marketing & Advertising
-
PURE Property Management of California Property Management Company Real Estate Agent
-
Capitol Loan Specialists Loan Service Bank
-
Christian Recovery Counselor Counselor
-
Precision Asset Management Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.59M
Comparable Approach
Comparable
$3.97M
Blend (final)
Blend
$5.94M
Owner & transaction history
Tagnoli LLC
Tagnoli LLC
since 2025
Last sale
$6.1M
7 recorded transactions
Zoning & alternative use
TORR-OF · 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$8,225,000
6.5%
$7,590,000
7%
$7,050,000
Blend value · Realmo final
$5.94M
Range $5.35M – $6.53M · ±10% · vs last sale $6.10M (Jul 29 2025)
Last sale anchor
$6.10M
Jul 29 2025
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
$295 / 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
$53,659
Tax year 2024
Assessed value
$4,396,190
Assessed 2024
Previous assessed
$4,396,190
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$2,386,504
Assessed improvement
$2,009,686
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 (MULTI-STORY)
Status
Off-Market
Year built
1984
Construction
WOOD
Heating
NONE
Stories
2
Total area
20,156 SF
Lot
0.55 ac (24,098 SF)
Zoning code
TORR-OF
APN
7370-006-051
UPID
US10-0278775
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TORR-OF · Torrance, CA
Zoning TORR-OF · permitted uses
TORR-OF · 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
1984
Construction
WOOD
Heating
NONE
Stories
2
Lot
0.55 ac
Current owner
From public records · entity-resolved
Tagnoli LLC
Entity
Free & Clear · 0 yrs held
Mailing address
7 MIDDLERIDGE LN N, ROLLING HILLS, CA 90274-4054
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 24, 2025
—
Tagnoli LLC
—
Deed
related
$4,600,000 · Comerica Bank
Oct 29, 2025
$6,100,000
Tagnoli LLC
Johnson Family Trust
Grant Deed
—
Apr 21, 2011
$2,300,000
Johnson Family Trust
Triunfo One Acquisition LLC
Grant Deed
—
Jun 1, 2010
$2,133,441
Triunfo One Acquisition LLC
Td Service Co
Trustees Deed
related
—
Dec 29, 2009
—
Melvin J Burrell
Sound Investment Ents
Grant Deed
—
May 18, 2007
—
Sound Investment Ents
Burrell,melvin J & Rochelle J
Grant Deed
—
Jan 4, 2007
$4,000,000
Melvin J Burrell
Hill Family Trust
Grant Deed
$1,700,000 · California Bank & Trust
Aug 17, 2000
—
L Prop
L & S Prop,
Quit Claim Deed
related
—
Aug 17, 2000
$1,600,000
Hill Trust
L & S Properties LLC
Trustees Deed
$665,000 · Zions First National Bank
Dec 22, 1997
—
L & S Properties LLC
Sinfield,w H & L C Trustees
Quit Claim Deed
related
—
Apr 29, 1997
$797,000
Sinfield Trust
First Fidelity Thrift & Loan
Grant Deed
—
Mar 11, 1997
$800,000
Fidelity Thrift First
Wren,john M & Jean C
Trustees Deed
related
—
—
—
Albe Chichinisky
—
Deed Of Trust
related
$17,000 · Bank Of America
—
—
Wren John M
—
Deed Of Trust
related
$1,650,000 · First Western Mortgage
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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