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Property profile & analytics
OFF-MARKET
Estimated value
$1,155,000
Investment properties
23022 Normandie Ave Torrance, CA 90502-2617
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US09-6668726
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1975
Construction
WOOD
Total area
3,000 SF
Lot
0.11 ac (4,611 SF)
Zoning code
LCM1*
APN
7407-021-004
UPID
US09-6668726
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
-
Washington Auto Body Auto Repair Shop
-
워싱턴 오토 바디 Auto Body & Paint Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.32M
CAP Approach
CAP
$820k
Comparable Approach
Comparable
$960k
Blend (final)
Blend
$1.16M
Owner & transaction history
Han & Oh Global LLC · 6 yrs held
Han & Oh Global LLC
since 2020
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
LCM1* · Torrance, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.8M
+94.3%
Office building
$1.7M
+85.1%
Auto repair, garage
$1.4M
+47.7%
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
$1,185,000
ML approach
$1,315,000
CAP Approach
CAP Return
Estimation
6%
$890,000
6.5%
$820,000
7%
$765,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$940,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,825,000
Change: +94% · Conversion: Difficult
OFFICE BUILDING
$1,740,000
Change: +85% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,390,000
Change: +48% · Conversion: Difficult
MEDICAL BUILDING
$1,365,000
Change: +45% · Conversion: Easy
WAREHOUSE, STORAGE
$1,205,000
Change: +28% · Conversion: Difficult
RETAIL STORES
$1,025,000
Change: +9% · Conversion: Easy
Blend value · Realmo final
$1.16M
Range $1.04M – $1.27M · ±10% · vs last sale $1.16M (May 27 2020)
Last sale anchor
$1.16M
May 27 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
$385 / 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
$8,770
Tax year 2024
Assessed value
$659,401
Assessed 2024
Previous assessed
$659,401
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$343,103
Assessed improvement
$316,298
Applied tax rate
1.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1975
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
3,000 SF
Lot
0.11 ac (4,611 SF)
Zoning code
LCM1*
APN
7407-021-004
UPID
US09-6668726
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCM1* · Torrance, CA
Zoning LCM1* · permitted uses
LCM1* · 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) Current
Est. value
$940,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.4M
WAREHOUSE, STORAGE
Est. value
$1.2M
RETAIL STORES
Est. value
$1.0M
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1975
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
0.11 ac
Current owner
From public records · entity-resolved
Han & Oh Global LLC
Entity
Mailing address
23022 NORMANDIE AVE, TORRANCE, CA 90502-2617
Mailing matches property
Yes
Owner-occupied
Yes
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 11, 2020
—
Han And Oh Global LLC
—
Deed
related
$460,000 · Business Finance Capital
May 27, 2020
$1,160,000
Han & Oh Global LLC
Tad Ladowicz
Grant Deed
$635,000 · Bank Of America
Sep 28, 2001
—
Tad Ladowich
Bellucci,r P & J B
Grant Deed
related
—
Nov 2, 2000
$260,000
Tad Ladowicz
Bellucci,robert P
Grant Deed
—
Feb 25, 1992
$375,000
Robert Bellucci
Busia,marion
Grant Deed
$330,000 · Mechanics National Bank
Aug 28, 1990
$50,000
Busia Trust
Siebert Robert
Grant Deed
related
—
Nov 13, 1989
$50,000
Brent H Taylor
Siebert Robert
Grant Deed
related
—
Oct 23, 1989
$87,500
Robert Siebert
Busia Marion
Grant Deed
related
$75,000 · Crump Renee
—
—
Han & Oh Global LLC
—
Deed Of Trust
related
$635,000 · Bank Of America
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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