Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$1,405,000
Office buildings
2276 Torrance Blvd Torrance, CA 90501-2518
Entity Owned
1-yr Hold
Free & Clear
Property ID
US10-0275651
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1981
Construction
WOOD
Total area
4,956 SF
Lot
0.17 ac (7,195 SF)
Zoning code
TOCC-GEN
APN
7355-005-001
UPID
US10-0275651
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
-
Shook & Associates Inc Law Firm
-
Bolender Law Firm, PC Law Firm Insurance Agency
-
Michael D. Shook, Attorney at Law Law Firm
-
Law Office of Miyuki Nishimura Law Firm Child Welfare Organization
-
The Hartwick Law Firm Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.87M
Comparable Approach
Comparable
$952k
Blend (final)
Blend
$1.41M
Owner & transaction history
Torrance Boulevard Law Center LLC · 1 yrs held
Torrance Boulevard Law Center LLC
since 2024
5 recorded transactions
Zoning & alternative use
TOCC-GEN · Torrance, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.3M
+10.7%
Medical building
$2.3M
+8.8%
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%
$2,020,000
6.5%
$1,865,000
7%
$1,735,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,070,000
Current use
AUTO REPAIR, GARAGE
$2,290,000
Change: +11% · Conversion: Difficult
MEDICAL BUILDING
$2,255,000
Change: +9% · Conversion: Easy
RETAIL STORES
$1,860,000
Change: -10% · Conversion: Moderate
Blend value · Realmo final
$1.41M
Range $1.26M – $1.55M · ±10%
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
$283 / 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
$16,253
Tax year 2024
Assessed value
$1,350,970
Assessed 2024
Previous assessed
$1,350,970
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$804,150
Assessed improvement
$546,820
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
1981
Construction
WOOD
Heating
NONE
Stories
2
Total area
4,956 SF
Lot
0.17 ac (7,195 SF)
Zoning code
TOCC-GEN
APN
7355-005-001
UPID
US10-0275651
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
OFFICE BUILDING Current
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$2.3M
MEDICAL BUILDING
Est. value
$2.3M
RETAIL STORES
Est. value
$1.9M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL 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
1981
Construction
WOOD
Heating
NONE
Stories
2
Lot
0.17 ac
Current owner
From public records · entity-resolved
Torrance Boulevard Law Center LLC
Entity
Free & Clear · 1 yrs held
Mailing address
2276 TORRANCE BLVD, TORRANCE, CA 90501-2518
Mailing matches property
Yes
Owner-occupied
Yes
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 10, 2024
—
Torrance Boulevard Law Center LLC
John P Shook
Grant Deed
—
Sep 24, 2019
—
Shook Family Trust
Shook,john P & Elfriede
Quit Claim Deed
related
—
Jul 24, 2019
—
John P Shook
Torrance Blvd Law Ctr LLC
Deed In Lieu Of Foreclosure
related
—
Dec 13, 2016
—
Torrance Boulevard Law Center
Shook,michael D & Kere D
Quit Claim Deed
—
Dec 27, 2012
$650,000
Michael D Shook
Shook,john P & Elfriede
Grant Deed
related
$550,000 · John P & Elfriede Shook
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 2276 Torrance Blvd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
