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Property profile & analytics
OFF-MARKET
Estimated value
$29,950,000
Office buildings
3424 Carson St Torrance, CA 90503-5701
Trust Owned
7-yr Hold
~
Est. High Equity
Property ID
US09-6903162
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1981
Construction
STEEL FRAME
Total area
67,070 SF
Lot
1.63 ac (71,190 SF)
Zoning code
TOHC-CTR
APN
7366-019-023
UPID
US09-6903162
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
-
Klein Michael CPA Accounting Firm Tax Preparation
-
The Probate House, L.C. Law Firm
-
Rosario's Porta Potty Rentals Building Supply
-
Moonstone Center Physician Medical Clinic
-
Brown Sandra Zoe PhD Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$25.26M
Comparable Approach
Comparable
$28.06M
Blend (final)
Blend
$29.95M
Owner & transaction history
Ouye,gary Trust · 7 yrs held
Ouye,gary Trust
since 2018
7 recorded transactions
Zoning & alternative use
TOHC-CTR · Torrance, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$43.7M
+12.3%
Neighborhood: shopping center
$40.8M
+4.9%
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%
$27,365,000
6.5%
$25,260,000
7%
$23,455,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$38,900,000
Current use
RESTAURANT
$43,675,000
Change: +12% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$40,820,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$29.95M
Range $26.96M – $32.95M · ±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
$447 / 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
$235,257
Tax year 2024
Assessed value
$19,760,493
Assessed 2024
Previous assessed
$19,760,493
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$3,752,831
Assessed improvement
$16,007,662
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1981
Construction
STEEL FRAME
Heating
NONE
Total area
67,070 SF
Lot
1.63 ac (71,190 SF)
Zoning code
TOHC-CTR
APN
7366-019-023
UPID
US09-6903162
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TOHC-CTR · Torrance, CA
Zoning TOHC-CTR · permitted uses
TOHC-CTR · 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
OFFICE BUILDING Current
Est. value
$38.9M
RESTAURANT
Est. value
$43.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$40.8M
OFFICE BUILDING Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
1981
Construction
STEEL FRAME
Heating
NONE
Lot
1.63 ac
Current owner
From public records · entity-resolved
Ouye,gary Trust
Trust
Mailing address
3424 W CARSON ST STE #500, TORRANCE, CA 90503-5723
Mailing matches property
Yes
Owner-occupied
Yes
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 27, 2019
—
Commonwealth Plaza LP
—
Deed
related
$5,200,000 · Mufg Union Bank NA
Aug 10, 2018
—
Ouye,gary Trust
Ouye,gary
Quit Claim Deed
related
—
Aug 9, 2018
—
Ouye,lee & Lorraine 1994 Trust
Ouye,lee
Quit Claim Deed
related
—
Jul 20, 2018
—
Lee Ouye
Ouye Noble 2012 Trust
Quit Claim Deed
related
—
Feb 8, 2017
—
Hershey O Investment Group LLC
Ouye Hershey 1983 Trust
Quit Claim Deed
related
—
Sep 4, 2015
—
Ouye,noble 2012 Trust
Ouye,noble
Quit Claim Deed
related
—
Jun 22, 1990
$6,000
German R Pascua
Lopez Marcelo M
Grant Deed
related
—
Jun 22, 1990
$8,000
Callorina Melani
Tolentino Robert
Trustees Deed
related
—
—
—
Commonwealth Plaza
—
Deed Of Trust
related
$5,200,000 · Lee Ouye
—
—
Commonwealth Plaza
—
Deed Of Trust
related
$5,990,029 · Great-west Life & Annuity Ins
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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