The Opportunity
A rare large-format asset in the coveted South Bay
Adjust price, down payment, rent basis, vacancy, and financing — the operating data and returns recompute on your numbers-page logic in real time.
| Annualized operating data | In-place | Pro forma |
|---|
In-place expenses are trailing-12 actuals (Jul'25–Jun'26), categorized into ~14 line items. Property tax is modeled at 1.25% of price to reflect the buyer's post-sale reassessment (≈$100K at list) rather than the seller's current $19,476 tax bill. Pro-forma expenses are modeled at 35% of pro-forma scheduled gross income, per the numbers page. In-place rents are backed out from a single blended P&L total, not actual per-unit data — see the rent roll and rent comps sections for the methodology. Loan = price − down payment. Estimates for discussion, not a guarantee of performance.
A side-by-side of holding the building you own today versus 1031-exchanging into the subject. The exchange side reflects the live model above — change an input and this updates with it.
| Unit type | Units | In-place rent | Market rent | Upside |
|---|
Comparable rentals near 21724 S Western Ave, grouped by unit type. In-place rents at Golden Shield sit below these levels across the 1BR and 2BR categories — the basis for the mark-to-market pro forma. The subject’s own Zillow listing (shown as Studio) is flagged separately.
| Address | Unit type | Rent | Notes |
|---|
Closed and in-escrow multifamily transactions across Torrance and the adjacent Lawndale / Redondo Beach submarkets. Click any pin for the full sale detail; Golden Shield is the teal star.
| Property | Units | Price | $/Unit | Cap / GRM | Built |
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Actively marketed and in-escrow South Bay apartment listings, including Corona Del Sol in Harbor City — the competitive set a buyer is weighing Golden Shield against today.
| Property | Units | Asking | $/Unit | Cap / GRM | Built |
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