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Property profile & analytics
OFF-MARKET
Estimated value
$30,500,000
Office buildings
2325 Crenshaw Blvd Torrance, CA 90501-3325
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0284055
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1989
Construction
WOOD
Total area
63,596 SF
Lot
5.5 ac (239,629 SF)
Zoning code
TOPC-GEN
APN
7359-028-233
UPID
US10-0284055
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
-
Chow Stanley Medical Clinic Physician
-
Saroya Param Physician Medical Clinic
-
Rimoin David L MD Physician
-
Karin H. Capodanno, PSYD Physician Medical Clinic
-
Zainab Aderounmu Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$30.50M
CAP Approach
CAP
$23.95M
Comparable Approach
Comparable
$31.42M
Blend (final)
Blend
$30.50M
Owner & transaction history
194 East Second Street LLC · 2 yrs held
194 East Second Street LLC
since 2024
Last sale
$30.5M
4 recorded transactions
Zoning & alternative use
TOPC-GEN · Torrance, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$41.4M
+55.9%
Neighborhood: shopping center
$38.7M
+45.7%
Auto repair, garage
$29.4M
+10.7%
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
$30,500,000
ML approach
$30,500,000
CAP Approach
CAP Return
Estimation
6%
$25,945,000
6.5%
$23,950,000
7%
$22,240,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$26,570,000
Current use
RESTAURANT
$41,415,000
Change: +56% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$38,705,000
Change: +46% · Conversion: Difficult
AUTO REPAIR, GARAGE
$29,415,000
Change: +11% · Conversion: Difficult
MEDICAL BUILDING
$28,910,000
Change: +9% · Conversion: Easy
RETAIL STORES
$23,875,000
Change: -10% · Conversion: Moderate
Blend value · Realmo final
$30.50M
Range $27.45M – $33.55M · ±10% · vs last sale $30.50M (Jul 10 2024)
Last sale anchor
$30.50M
Jul 10 2024
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
$480 / 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
$210,985
Tax year 2024
Assessed value
$17,234,711
Assessed 2024
Previous assessed
$17,234,711
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$10,340,422
Assessed improvement
$6,894,289
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
Status
Off-Market
Year built
1989
Construction
WOOD
Heating
NONE
Stories
1
Total area
63,596 SF
Lot
5.5 ac (239,629 SF)
Zoning code
TOPC-GEN
APN
7359-028-233
UPID
US10-0284055
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TOPC-GEN · Torrance, CA
Zoning TOPC-GEN · permitted uses
TOPC-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
$26.6M
RESTAURANT
Est. value
$41.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$38.7M
AUTO REPAIR, GARAGE
Est. value
$29.4M
MEDICAL BUILDING
Est. value
$28.9M
RETAIL STORES
Est. value
$23.9M
OFFICE BUILDING Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
1989
Construction
WOOD
Heating
NONE
Stories
1
Lot
5.5 ac
Current owner
From public records · entity-resolved
194 East Second Street LLC
Entity
Free & Clear · 2 yrs held
Mailing address
9110 JUDICIAL DR E STE #2100, SAN DIEGO, CA 92122-6711
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 10, 2024
$30,500,000
194 East Second Street LLC
Torrance Blvd Properties LLC
Grant Deed
—
Feb 8, 2019
$15,759,000
Torrance Mp LLC
2325 P D A LLC
Grant Deed
$10,000,000 · Goldman Sachs Mortgage Company
Nov 30, 1998
$1,210,000
2325 P D A LLC
—
Grant Deed
related
—
—
—
2325 Pda LLC
—
Deed Of Trust
related
$4,500,000 · Bank Of The West
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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