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Property profile & analytics
OFF-MARKET
Estimated value
$6,665,000
Retail space
23811 Hawthorne Blvd Torrance, CA 90505-5907
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7814143
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1974
Construction
TILT-UP CONCRETE
Total area
15,234 SF
Lot
1.14 ac (49,781 SF)
Zoning code
TOHC-GEN
APN
7378-008-084
UPID
US09-7814143
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
-
Leap protocol (Bike/Boat/Book/etc) Store Pharmacy
-
Amazon Hub Counter - Remedy Pharm Postal Service Courier Service
-
Jatin Bhakta Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.62M
CAP Approach
CAP
$5.93M
Comparable Approach
Comparable
$7.14M
Blend (final)
Blend
$6.67M
Owner & transaction history
Benecia Avenue LLC · 3 yrs held
Benecia Avenue LLC
since 2023
Last sale
$6.7M
7 recorded transactions
Zoning & alternative use
TOHC-GEN · Torrance, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$9.9M
+90.8%
Neighborhood: shopping center
$9.3M
+78.3%
Auto repair, garage
$7.0M
+35.5%
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
$6,735,000
ML approach
$6,620,000
CAP Approach
CAP Return
Estimation
6%
$6,420,000
6.5%
$5,925,000
7%
$5,500,000
Alternative Use
Use
Estimation
RETAIL STORES
$5,200,000
Current use
RESTAURANT
$9,920,000
Change: +91% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$9,270,000
Change: +78% · Conversion: Moderate
AUTO REPAIR, GARAGE
$7,045,000
Change: +36% · Conversion: Difficult
MEDICAL BUILDING
$6,925,000
Change: +33% · Conversion: Difficult
WAREHOUSE, STORAGE
$6,110,000
Change: +18% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,770,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$6.67M
Range $6.00M – $7.33M · ±10% · vs last sale $6.65M (May 9 2023)
Last sale anchor
$6.65M
May 9 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
$438 / 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
$83,278
Tax year 2024
Assessed value
$6,783,000
Assessed 2024
Previous assessed
$6,783,000
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$3,825,000
Assessed improvement
$2,958,000
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
1974
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
15,234 SF
Lot
1.14 ac (49,781 SF)
Zoning code
TOHC-GEN
APN
7378-008-084
UPID
US09-7814143
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TOHC-GEN · Torrance, CA
Zoning TOHC-GEN · permitted uses
TOHC-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
RETAIL STORES Current
Est. value
$5.2M
RESTAURANT
Est. value
$9.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$9.3M
AUTO REPAIR, GARAGE
Est. value
$7.0M
MEDICAL BUILDING
Est. value
$6.9M
WAREHOUSE, STORAGE
Est. value
$6.1M
COMMERCIAL (GENERAL)
Est. value
$4.8M
RETAIL STORES Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1974
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.14 ac
Current owner
From public records · entity-resolved
Benecia Avenue LLC
Entity
Mailing address
3938 ATLANTIC AVE, LONG BEACH, CA 90807-3502
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 9, 2023
$6,650,000
Benecia Avenue LLC
Sylvia Square Properties LLC
Grant Deed
$4,725,000 · Bank Of America NA
May 5, 2022
—
Sylvia Square Properties LLC
—
Deed
related
$163,633 · Fitzpatrick Survivors Trust
Apr 23, 2014
—
Sylvia Square Properties
Fitzpatrick Trust
Quit Claim Deed
—
Jan 2, 2013
—
Fitzpatrick Trust
Fitzpatrick Family Trust
Quit Claim Deed
related
—
Dec 28, 2000
—
Thomas K Fitzpatrick
Fitzpatrick,t K & S F
Quit Claim Deed
related
—
Sep 30, 1997
—
Thomas K Fitzpatrick
Fitzpatrick,t K & S F
Quit Claim Deed
related
—
Dec 14, 1970
—
—
—
Grant Deed
related
—
—
—
Thomas K Fitzpatrick
—
Deed Of Trust
related
$1,000,000 · Del Amo Savings Bank
—
—
Fitzpatrick Family Trust
—
Deed Of Trust
related
—
—
—
Fitzpatrick Family Trust
—
Deed Of Trust
related
$3,000,000 · Preferred 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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