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Property profile & analytics
OFF-MARKET
Estimated value
$2,075,000
Investment properties
2520 Sepulveda Blvd Torrance, CA 90505-3014
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0273070
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1963
Construction
WOOD
Total area
6,736 SF
Lot
0.38 ac (16,439 SF)
Zoning code
TOCC-GEN
APN
7379-002-039
UPID
US10-0273070
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
-
The San Franciscan Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.28M
CAP Approach
CAP
$1.85M
Comparable Approach
Comparable
$2.77M
Blend (final)
Blend
$2.08M
Owner & transaction history
2520 Sepulveda Corp · 4 yrs held
2520 Sepulveda Corp
since 2021
Last sale
$2.1M
3 recorded transactions
Zoning & alternative use
TOCC-GEN · Torrance, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.1M
+47.7%
Medical building
$3.1M
+45.1%
Warehouse, storage
$2.7M
+28.1%
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
$2,105,000
ML approach
$2,275,000
CAP Approach
CAP Return
Estimation
6%
$2,000,000
6.5%
$1,845,000
7%
$1,715,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,110,000
Current use
AUTO REPAIR, GARAGE
$3,115,000
Change: +48% · Conversion: Difficult
MEDICAL BUILDING
$3,060,000
Change: +45% · Conversion: Easy
WAREHOUSE, STORAGE
$2,705,000
Change: +28% · Conversion: Difficult
RETAIL STORES
$2,300,000
Change: +9% · Conversion: Easy
Blend value · Realmo final
$2.08M
Range $1.87M – $2.28M · ±10% · vs last sale $2.08M (Dec 7 2021)
Last sale anchor
$2.08M
Dec 7 2021
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
$308 / 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
$27,389
Tax year 2024
Assessed value
$2,164,032
Assessed 2024
Previous assessed
$2,164,032
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$1,560,600
Assessed improvement
$603,432
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1963
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
6,736 SF
Lot
0.38 ac (16,439 SF)
Zoning code
TOCC-GEN
APN
7379-002-039
UPID
US10-0273070
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
COMMERCIAL (GENERAL) Current
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$3.1M
MEDICAL BUILDING
Est. value
$3.1M
WAREHOUSE, STORAGE
Est. value
$2.7M
RETAIL STORES
Est. value
$2.3M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1963
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.38 ac
Current owner
From public records · entity-resolved
2520 Sepulveda Corp
Entity
Mailing address
28427 HAZELRIDGE DR, RANCHO PALOS VERDES, CA 90275-3127
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 8, 2022
—
2520 Sepulveda Corp
—
Deed
related
$892,000 · Business Finance Capital
Dec 7, 2021
$2,080,000
2520 Sepulveda Corp
Manuel Carlos Poliwoda
Grant Deed
$1,081,000 · Calprivate Bank
Jul 24, 2020
—
Hofle,korda Trust
Zelda K Hofle
Affidavit Of Death
—
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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