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Property profile & analytics
OFF-MARKET
Estimated value
$5,665,000
Warehouses
420 Hyde Park Blvd Inglewood, CA 90302-2406
Individually Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6430169
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1953
Construction
TILT-UP CONCRETE
Total area
28,061 SF
Lot
0.79 ac (34,262 SF)
Zoning code
INR3*
APN
4016-013-015
UPID
US09-6430169
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
-
ECF Art Center Westside Charitable Organization Social Service Agency
-
Exceptional Children's Foundation (ECF) - The Exceptional Building Charitable Organization Social Service Agency
-
Light 4 Life Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.51M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.67M
Owner & transaction history
Exceptional Childrens Foundat · 10 yrs held
Exceptional Childrens Foundat
since 2015
6 recorded transactions
Zoning & alternative use
INR3* · Inglewood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$9.4M
+14.4%
Industrial (general)
$8.6M
+4.6%
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 Inglewood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Inglewood 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%
$7,055,000
6.5%
$6,510,000
7%
$6,045,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$8,245,000
Current use
OFFICE BUILDING
$9,430,000
Change: +14% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$8,625,000
Change: +5% · Conversion: Easy
Blend value · Realmo final
$5.67M
Range $5.10M – $6.23M · ±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
$202 / 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
$10,638
Tax year 2024
Assessed value
$6,731,393
Assessed 2024
Previous assessed
$6,731,393
+0.0% YoY
Effective rate
0.16%
On assessed value
Assessed land
$4,642,341
Assessed improvement
$2,089,052
Applied tax rate
4.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1953
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
28,061 SF
Lot
0.79 ac (34,262 SF)
Zoning code
INR3*
APN
4016-013-015
UPID
US09-6430169
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
INR3* · Inglewood, CA
Zoning INR3* · permitted uses
INR3* · Inglewood, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Inglewood. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$8.2M
OFFICE BUILDING
Est. value
$9.4M
INDUSTRIAL (GENERAL)
Est. value
$8.6M
WAREHOUSE, STORAGE Current
OFFICE BUILDING
INDUSTRIAL (GENERAL)
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
1953
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
0.79 ac
Current owner
From public records · entity-resolved
Exceptional Childrens Foundat
Individual
Mailing address
5350 MACHADO LN, CULVER CITY, CA 90230-8800
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 16, 2015
$5,800,000
Exceptional Childrens Foundat
Centinela LP
Grant Deed
—
Nov 18, 2004
$1,495,000
Centinela
Rocker Trust
Grant Deed
$1,000,000 · Cedars Bk
Nov 9, 1995
$760,000
Rocker Trust
420 E Hyde Park Partners
Grant Deed
$456,000 · Union Bank
—
—
Rocker,tr
—
Deed Of Trust
related
$1,150,000 · Manufacturers Bank
—
—
Rocker,tr
—
Deed Of Trust
related
—
—
—
Rocker Trust
—
Deed Of Trust
related
$855,000 · Mellon 1st Business 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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