Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$3,605,000
Retail space
22844 Hawthorne Blvd Torrance, CA 90505-3616
Entity Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0271623
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1968
Construction
TILT-UP CONCRETE
Total area
17,958 SF
Lot
1.16 ac (50,399 SF)
Zoning code
TOHC-GEN
APN
7368-003-068
UPID
US10-0271623
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.61M
Owner & transaction history
22840 Hawthorne Blvd LLC · 12 yrs held
22840 Hawthorne Blvd LLC
since 2014
7 recorded transactions
Zoning & alternative use
TOHC-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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$5,625,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$3.61M
Range $3.24M – $3.97M · ±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
$201 / 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
$63,964
Tax year 2024
Assessed value
$5,376,985
Assessed 2024
Previous assessed
$5,376,985
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$4,687,121
Assessed improvement
$689,864
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1968
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
17,958 SF
Lot
1.16 ac (50,399 SF)
Zoning code
TOHC-GEN
APN
7368-003-068
UPID
US10-0271623
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TOHC-GEN · Torrance, CA
Zoning TOHC-GEN · permitted uses
TOHC-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
COMMERCIAL (GENERAL)
Est. value
$5.6M
COMMERCIAL (GENERAL)
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
1968
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.16 ac
Current owner
From public records · entity-resolved
22840 Hawthorne Blvd LLC
Entity
Mailing address
1537 PONTIUS AVE, LOS ANGELES, CA 90025-3990
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
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
May 1, 2024
—
22840 Hawthorne Blvd LLC
—
Deed
related
$1,000,000 · Jpmorgan Chase Bank NA
Apr 17, 2014
$5,950,000
22840 Hawthorne Blvd LLC
Nakagawa C & C Trust
Grant Deed
$2,900,000 · Symetra Life Insurance Co
Sep 7, 2012
—
Dwight H Nakagawa
Nakagawa,dwight H
Quit Claim Deed
related
$1,999,999 · First California Bank
Aug 9, 2010
$704,000
Nakagawa Christopher & C Trust
Nakagawa Arthur & J Trust
Grant Deed
related
—
Nov 25, 2002
—
Nakagawa,arthur M & Jun Tr
Nakagawa,a
Quit Claim Deed
related
—
Apr 9, 2002
—
Christopher Nakagawa
Lancaster Realty Holdings LP
Grant Deed
$1,950,000 · Bank Of America
Mar 13, 2002
—
Lancaster Realty Holdings
Hawthorne Assoc
Quit Claim Deed
related
—
Sep 6, 1996
—
Wohl/tc,llc
Ub Trustee,
Trustees Deed
related
—
—
—
Wohl/tc LLC
—
Deed Of Trust
related
$1,208,000 · Fremont Investment & Loan
—
—
Christopher Nakagawa
—
Deed Of Trust
related
$521,000 · California Statewide Certified
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 22844 Hawthorne 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.
