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Property profile & analytics
OFF-MARKET
Estimated value
$39,695,000
Assisted living facilities
3620 Lomita Blvd, Torrance, CA 90505-3938
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-9106526
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2020
Construction
WOOD
Total area
76,807 SF
Lot
1.76 ac (76,620 SF)
Zoning code
TOHHM
APN
7378-014-038
UPID
US09-9106526
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
-
Oakmont of Torrance Nursing Home Retirement Community
-
Melody Lim Physician
-
Sydney Macwilliams Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$31.59M
Blend (final)
Blend
$39.70M
Owner & transaction history
Hsre Oakmont Torrance LLC · 4 yrs held
Hsre Oakmont Torrance LLC
since 2021
Last sale
$39.7M
3 recorded transactions
Zoning & alternative use
TOHHM · Torrance, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$50.0M
+135.8%
Neighborhood: shopping center
$46.7M
+120.4%
Auto repair, garage
$35.5M
+67.5%
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
$47,815,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$50,015,000
Change: +136% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$46,745,000
Change: +120% · Conversion: Difficult
AUTO REPAIR, GARAGE
$35,525,000
Change: +68% · Conversion: Difficult
MEDICAL BUILDING
$34,915,000
Change: +65% · Conversion: Difficult
WAREHOUSE, STORAGE
$30,820,000
Change: +45% · Conversion: Difficult
RETAIL STORES
$26,215,000
Change: +24% · Conversion: Difficult
Blend value · Realmo final
$39.70M
Range $35.73M – $43.66M · ±10% · vs last sale $39.69M (Oct 6 2021)
Last sale anchor
$39.69M
Oct 6 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
$517 / 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
$485,281
Tax year 2024
Assessed value
$42,434,368
Assessed 2024
Previous assessed
$42,434,368
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$8,475,712
Assessed improvement
$33,958,656
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
2020
Construction
WOOD
Heating
NONE
Units
84
Total area
76,807 SF
Lot
1.76 ac (76,620 SF)
Zoning code
TOHHM
APN
7378-014-038
UPID
US09-9106526
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TOHHM · Torrance, CA
Zoning TOHHM · permitted uses
TOHHM · 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
RESTAURANT
Est. value
$50.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$46.7M
AUTO REPAIR, GARAGE
Est. value
$35.5M
MEDICAL BUILDING
Est. value
$34.9M
WAREHOUSE, STORAGE
Est. value
$30.8M
RETAIL STORES
Est. value
$26.2M
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
2020
Construction
WOOD
Heating
NONE
Units
84
Lot
1.76 ac
Current owner
From public records · entity-resolved
Hsre Oakmont Torrance LLC
Entity
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
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
Oct 6, 2021
$39,687,500
Hsre Oakmont Torrance LLC
Oakmont Of Torrance LLC
Grant Deed
$92,000,000 · Prudential Insurance Of America
Jan 25, 2018
—
Oakmont Of Torrance LLC
—
Deed Of Trust
related
$29,600,000 · Bank Of Tx
Aug 8, 2017
$7,600,000
Oakmont Of Torrance LLC
Providence Health System-south
Grant Deed
—
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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