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Property profile & analytics
OFF-MARKET
Estimated value
$13,800,000
Community centers
2390 Crenshaw Blvd Torrance, CA 90501-3300
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6905874
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1992
Construction
WOOD
Total area
23,854 SF
Lot
1.92 ac (83,537 SF)
Zoning code
TOCC-GEN
APN
7359-025-076
UPID
US09-6905874
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
-
TFL HealthCare Group Inc Association Or Organization
-
Bargain Porta Potty Rental Torrance Building Supply
-
The Hinds Law Group, A Professional Law Corporation Law Firm
-
Disaster Surveyor Systems, Inc. (Bike/Boat/Book/etc) Store Corporate Office
-
South Bay Telecom Electronics & Wireless Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.51M
CAP Approach
CAP
$9.94M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$13.80M
Owner & transaction history
Advent Partners LLC · 3 yrs held
Advent Partners LLC
since 2022
Last sale
$16.9M
7 recorded transactions
Zoning & alternative use
TOCC-GEN · Torrance, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$15.5M
+7.0%
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
$14,755,000
ML approach
$10,510,000
CAP Approach
CAP Return
Estimation
6%
$10,765,000
6.5%
$9,940,000
7%
$9,230,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$14,520,000
Current use
RESTAURANT
$15,535,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$13.80M
Range $12.42M – $15.18M · ±10% · vs last sale $16.90M (Aug 17 2022)
Last sale anchor
$16.90M
Aug 17 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
$579 / 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
$207,652
Tax year 2024
Assessed value
$17,582,760
Assessed 2024
Previous assessed
$17,582,760
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$8,843,400
Assessed improvement
$8,739,360
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1992
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
3
Total area
23,854 SF
Lot
1.92 ac (83,537 SF)
Zoning code
TOCC-GEN
APN
7359-025-076
UPID
US09-6905874
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TOCC-GEN · Torrance, CA
Zoning TOCC-GEN · permitted uses
TOCC-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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$14.5M
RESTAURANT
Est. value
$15.5M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
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
1992
Construction
WOOD
Heating
NONE
Cooling
Yes
Buildings
3
Lot
1.92 ac
Current owner
From public records · entity-resolved
Advent Partners LLC
Entity
Free & Clear · 3 yrs held
Mailing address
15565 BROOKHURST ST STE B, WESTMINSTER, CA 92683-7584
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
Aug 17, 2022
—
Advent Partners LLC
Advent Partners LLC
Intrafamily Transfer
related
—
Apr 1, 2022
$16,900,000
Advent Partners LLC
Pacific Plaza Partners LLC
Grant Deed
$10,000,000 · East West Bank
Sep 19, 2014
$10,650,000
Pacific Plaza Partners LLC
Holt Of Crenshaw Partners
Grant Deed
$7,010,000 · Cantor Com'l R/e Lndg
Oct 18, 2007
—
Holt/crenshaw Partners
William J Dale
Grant Deed
$6,000,000 · Column Financial INC
Dec 23, 1997
—
William J Dale
Dale,c J
Quit Claim Deed
related
—
Apr 13, 1992
—
Holt Crewshaw
—
Grant Deed
related
$3,100,000 · Home Bank
Nov 17, 1989
$100,000
Dale William J&c
Rosinweed Equity
Trustees Deed
—
Aug 4, 1989
$400,000
Dale William J&c
Rosinweed Equity
Trustees Deed
—
Jun 30, 1989
—
Crenshaw Pa Holt
Santa
Grant Deed
related
—
—
—
Holt Of Crenshaw Partners
—
Loan Modification
related
$6,000,000 · Column Fin'l
—
—
Crenshaw Pa Holt
—
Deed Of Trust
related
$3,405,756 · Individual
—
—
Holt/crenshaw Partners
—
Deed Of Trust
related
$3,200,000 · Deutsch 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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