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Property profile & analytics
OFF-MARKET
Estimated value
$1,625,000
Warehouses
23120 Mariposa Ave Torrance, CA 90502-2607
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-6406941
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1982
Construction
TILT-UP CONCRETE
Total area
3,450 SF
Lot
0.14 ac (6,179 SF)
Zoning code
LCM1*
APN
7407-017-019
UPID
US09-6406941
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
-
South Bay Weedery Cannabis Dispensary (Bike/Boat/Book/etc) Store
-
South Bay Greens Cannabis Dispensary Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.66M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.90M
Blend (final)
Blend
$1.63M
Owner & transaction history
Torrance File And Storage LLC · 4 yrs held
Torrance File And Storage LLC
since 2022
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
LCM1* · Torrance, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.1M
+51.7%
Office building
$2.0M
+44.6%
Auto repair, garage
$1.6M
+15.3%
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
$1,650,000
ML approach
$1,660,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,385,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,100,000
Change: +52% · Conversion: Moderate
OFFICE BUILDING
$2,000,000
Change: +45% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,595,000
Change: +15% · Conversion: Easy
MEDICAL BUILDING
$1,570,000
Change: +13% · Conversion: Difficult
RETAIL STORES
$1,175,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$1.63M
Range $1.46M – $1.79M · ±10% · vs last sale $1.60M (Jan 25 2022)
Last sale anchor
$1.60M
Jan 25 2022
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
$471 / 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
$20,802
Tax year 2024
Assessed value
$1,659,438
Assessed 2024
Previous assessed
$1,659,438
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$832,320
Assessed improvement
$827,118
Applied tax rate
17.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1982
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
3,450 SF
Lot
0.14 ac (6,179 SF)
Zoning code
LCM1*
APN
7407-017-019
UPID
US09-6406941
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
WAREHOUSE, STORAGE Current
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.1M
OFFICE BUILDING
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$1.6M
MEDICAL BUILDING
Est. value
$1.6M
RETAIL STORES
Est. value
$1.2M
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1982
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.14 ac
Current owner
From public records · entity-resolved
Torrance File And Storage LLC
Entity
Mailing address
PO BOX 4468, LAGUNA NIGUEL, CA 92677
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 25, 2022
$1,595,000
Torrance File And Storage LLC
Bruce M Brusavich
Grant Deed
$1,116,500 · Mortgage Vintage INC
Jan 25, 2022
—
Gerald E Agnew JR
Jodi L Agnew
Intrafamily Transfer
related
—
Oct 4, 2018
—
Gerald E Agnew JR.
—
Deed
related
$325,000 · Commercial Bk/ca
Oct 18, 2011
—
Brusavich Family Trust
Brusavich,bruce M & Deborah A
Quit Claim Deed
related
—
Jan 16, 1992
$310,000
Gerald E Agnew
Peninsula Servic
Grant Deed
$170,000 · Western Bank
Nov 8, 1991
$118,000
Peninsula Servic
Mckechnie,james
Quit Claim Deed
related
—
Jul 13, 1989
$300,000
Serv Peninsula
Mcken
Grant Deed
—
—
—
Gerald E Agnew JR.
—
Deed Of Trust
related
$420,000 · Bay Cities National Bank
—
—
Gerald E Agnew JR.
—
Deed Of Trust
related
$420,000 · Bay Cities National Bank
—
—
Gerald E Agnew JR.
—
Deed Of Trust
related
$325,000 · Commercial Bk/ca
—
—
Gerald E Agnew JR.
—
Deed Of Trust
related
$325,000 · Commercial Bk/ca
—
—
Gerald E Agnew
—
Deed Of Trust
related
$196,000 · Calwest Bank
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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