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Property profile & analytics
OFF-MARKET
Estimated value
$16,855,000
Assisted living facilities
3210 Sepulveda Blvd, Torrance, CA 90505-2719
Entity Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8992042
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2014
Construction
WOOD
Total area
81,328 SF
Lot
3.13 ac (136,401 SF)
Zoning code
TOCC-GEN
APN
7369-001-167
UPID
US09-8992042
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
-
Clearwater at South Bay Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$15.67M
Blend (final)
Blend
$16.86M
Owner & transaction history
Clearwater At South Bay LLC · 7 yrs held
Clearwater At South Bay LLC
since 2018
5 recorded transactions
Zoning & alternative use
TOCC-GEN · Torrance, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$27.8M
+23.6%
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$22,460,000
Current use
RETAIL STORES
$27,755,000
Change: +24% · Conversion: Difficult
Blend value · Realmo final
$16.86M
Range $15.17M – $18.54M · ±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
$207 / 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
$762,715
Tax year 2024
Assessed value
$67,404,689
Assessed 2024
Previous assessed
$67,404,689
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$16,951,513
Assessed improvement
$50,453,176
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2014
Construction
WOOD
Heating
NONE
Buildings
2
Units
109
Bathrooms
37
Total area
81,328 SF
Lot
3.13 ac (136,401 SF)
Zoning code
TOCC-GEN
APN
7369-001-167
UPID
US09-8992042
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$22.5M
RETAIL STORES
Est. value
$27.8M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
2014
Construction
WOOD
Heating
NONE
Buildings
2
Units
109
Bathrooms
37
Lot
3.13 ac
Current owner
From public records · entity-resolved
Clearwater At South Bay LLC
Entity
Free & Clear · 7 yrs held
Mailing address
5000 BIRCH ST STE #400, NEWPORT BEACH, CA 92660-8125
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 1, 2018
$62,725,000
Clearwater At South Bay LLC
Csh Torrance LLC
Grant Deed
—
May 13, 2015
—
Csh Torrance LLC
—
Trustees Deed
related
$24,071,332 · Texas Cap Bk
Jul 31, 2013
$4,200,000
Csh Torrance LLC
Hcbi Torrance LLC
Grant Deed
—
Dec 26, 2012
$4,100,000
Hcbi Torrance LLC
Sa Properties Co
Grant Deed
$2,900,000 · Sa Properties Co LP
—
—
Csh Torrance LLC
—
Deed Of Trust
related
$12,050,000 · Sunwest Bk
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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