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Property profile & analytics
OFF-MARKET
Estimated value
$1,380,000
Retail space
23715 Crenshaw Blvd Torrance, CA 90505-5206
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9555365
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1998
Construction
TILT-UP CONCRETE
Total area
6,000 SF
Lot
0.55 ac (23,824 SF)
Zoning code
TOMI-LT
APN
7377-003-099
UPID
US09-9555365
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
-
Plaza Golf Golf Course (Bike/Boat/Book/etc) Store
-
THE ART OF PUTTERS Golf Course (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.38M
Owner & transaction history
23715 Crenshaw Blvd LLC · 2 yrs held
23715 Crenshaw Blvd LLC
since 2024
6 recorded transactions
Zoning & alternative use
TOMI-LT · 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
RETAIL STORES
$2,050,000
Current use
COMMERCIAL (GENERAL)
$1,880,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$1.38M
Range $1.24M – $1.52M · ±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
$230 / 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
$25,389
Tax year 2024
Assessed value
$2,142,000
Assessed 2024
Previous assessed
$2,142,000
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$1,428,000
Assessed improvement
$714,000
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
1998
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
6,000 SF
Lot
0.55 ac (23,824 SF)
Zoning code
TOMI-LT
APN
7377-003-099
UPID
US09-9555365
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TOMI-LT · Torrance, CA
Zoning TOMI-LT · permitted uses
TOMI-LT · 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
RETAIL STORES Current
Est. value
$2.1M
COMMERCIAL (GENERAL)
Est. value
$1.9M
RETAIL STORES Current
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
1998
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.55 ac
Current owner
From public records · entity-resolved
23715 Crenshaw Blvd LLC
Entity
Free & Clear · 2 yrs held
Mailing address
23148 MAPLE AVE, TORRANCE, CA 90505-2868
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 9, 2024
—
23715 Crenshaw Blvd LLC
Todd Pallis
Quit Claim Deed
—
Feb 14, 2024
—
23715 Crenshaw LLC
Todd Pallis
Quit Claim Deed
related
—
Mar 17, 2023
—
Todd Pallis
Rand Pallis
Affidavit Death Of Trustee/successor Trustee
related
—
Oct 8, 2002
—
Pallis,todd E Tr
Pallis,t E
Quit Claim Deed
related
—
Jun 25, 2001
—
Pallis,rand E Trustee
Pallis,r E
Quit Claim Deed
related
—
May 29, 1998
$470,000
Rand E Pallis
—
Grant Deed
related
—
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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