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Property profile & analytics
OFF-MARKET
Estimated value
$745,000
Manufacturing properties
23216 Normandie Ave Torrance, CA 90502-2621
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8950864
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1963
Construction
TILT-UP CONCRETE
Total area
1,450 SF
Lot
0.11 ac (4,596 SF)
Zoning code
LCM2*
APN
7407-022-013
UPID
US09-8950864
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
-
Supreme Remedies (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$725k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$625k
Blend (final)
Blend
$745k
Owner & transaction history
James Perdue · 2 yrs held
James Perdue
since 2023
Last sale
$813,008
7 recorded transactions
Zoning & alternative use
LCM2* · Torrance, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$880,000
+98.4%
Office building
$840,000
+89.1%
Auto repair, garage
$670,000
+50.8%
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
$745,000
ML approach
$725,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$880,000
Change: +98% · Conversion: Difficult
OFFICE BUILDING
$840,000
Change: +89% · Conversion: Difficult
AUTO REPAIR, GARAGE
$670,000
Change: +51% · Conversion: Easy
MEDICAL BUILDING
$660,000
Change: +48% · Conversion: Difficult
WAREHOUSE, STORAGE
$580,000
Change: +31% · Conversion: Easy
RETAIL STORES
$495,000
Change: +11% · Conversion: Moderate
COMMERCIAL (GENERAL)
$455,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$745k
Range $671k – $820k · ±10% · vs last sale $813k (Dec 15 2023)
Last sale anchor
$813k
Dec 15 2023
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
$514 / 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
$10,159
Tax year 2024
Assessed value
$813,000
Assessed 2024
Previous assessed
$813,000
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$700,000
Assessed improvement
$113,000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1963
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
1,450 SF
Lot
0.11 ac (4,596 SF)
Zoning code
LCM2*
APN
7407-022-013
UPID
US09-8950864
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCM2* · Torrance, CA
Zoning LCM2* · permitted uses
LCM2* · 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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$880,000
OFFICE BUILDING
Est. value
$840,000
AUTO REPAIR, GARAGE
Est. value
$670,000
MEDICAL BUILDING
Est. value
$660,000
WAREHOUSE, STORAGE
Est. value
$580,000
RETAIL STORES
Est. value
$495,000
COMMERCIAL (GENERAL)
Est. value
$455,000
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL BUILDING
WAREHOUSE, STORAGE
RETAIL STORES
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
1963
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.11 ac
Current owner
From public records · entity-resolved
James Perdue
Individual
Mailing address
2020 STONEWOOD CT, SAN PEDRO, CA 90732-1367
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 15, 2023
$813,000
James Perdue
Mark Adams
Grant Deed
—
Dec 15, 2023
—
James Perdue
Teresa Kay Perdue
Intrafamily Transfer
related
—
Jun 7, 2023
—
California Receivership Group INC
—
Deed
related
$25,000 · Glan Investments LLC
Feb 27, 2023
—
California Receivership Group INC
—
Deed
related
$25,000 · Glan Investments LLC
Feb 23, 2021
$850,000
Jay By Day Investments LLC
23216 Normandie LLC
Grant Deed
—
Jun 2, 2020
—
23216 Normandie LLC
—
Deed
related
$450,000 · Kao Lin Capital Funding LLC
Sep 6, 2018
$1,000,000
23216 Normandie LLC
Breza Enterprises INC
Grant Deed
$450,000 · Kao-lin Capital Funding LLC
Nov 5, 2013
—
Breza Ents INC
Mt Vernon Financial LLC
Grant Deed
—
Mar 30, 2011
$255,000
Breza Ents INC
Mt Vernon Financial LLC
Grant Deed
—
May 5, 2006
$185,000
Mt Vernon Financial LLC
Sjl Properties INC
Grant Deed
$875,000 · Bay Cities National Bank
Dec 28, 2005
$925,000
Sjl Properties LLC
Marsh Trust
Grant Deed
$740,000 · Bay Cities National 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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