Torrance Property Values within 1/2-mile of BCHD Show Estimated $47M Value Loss

TORRANCE PROPERTY VALUE IMPACT OF BCHD PROXIMITY

(use CNTL-F to search for you street address or scroll down to see the economic statistical model estimates of the value damage of being near the existing BCHD compound.)

BCHD & PMB LLC MUST ADHERE TO RBMC

RBMC 10-2.2502 Planning Commission Design Review

This code requires that the RB Planning Commission protect property values.

NO COMPETENT REAL ESTATE ECONOMIST CAN CONCLUDE BCHD'S PROJECT EXPANSION PROTECTS PROPERTY VALUES!

THE FACTS ARE DAMNING FOR BCHD & PMB LLC

1. Models estimate Torrance Property Values Within 1/2-mile of BCHD Current Compound are Reduced by Nearly $50M

2. BCHD Phase 1+2 Project Increases Total SQFT by 254%

3. BCHD Phase 1 Alone Increases the SQFT at 76-feet or taller by over 28,000% (from 962 sqft to 275,000 sqft)

4. BCHD Phase 1 Alone Increases Visual Height by 200-300% Due to Construction on the Site Perimeter (vs. current center-buffered layout)

5. BCHD Phase 2 Will Add an 8-10 Story Parking Ramp Near Prospect & Diamond Homes

6. Torrance 90504 Will See Only SMALL Benefit from Non-Resident Use of the Proposed Compound (use estimates range from 1.75% to 2.3% of Phase 1)

INCREASING THE COMPOUND'S SQUARE FEET, MOVING TO THE SITE PERIMETER, INCREASING SQUARE FEET AT MAX HEIGHT CAN ONLY FURTHER DECREASE PROPERTY VALUES!

IT WILL NOT PROTECT THEM AS REQUIRED!

Analysis shows steep estimated declines in property values near BCHD's existing 312,000 sqft compound. Expansion to 792,000 sqft and 200%-300% increase in visual height coupled with a 28,000% increase in square feet at or above 76-feet WILL FURTHER DIMINISH SURROUNDING PROPERTY VALUES.

Using econometric modeling and data purchased (licensed) from a data supplier that BCHD uses also, the model demonstrates steep value declines within a 1/2-mile radius of BCHD current 312,000 sqft complex. At present, only 962 sqft (0.3%) of the building space is at 76-feet tall as measured from the base of the 514 failed hospital building. The remaining 99.7% is at 52-feet tall or lower.

90504 will see a 98% NON-BENEFIT of the massive PMB LLC Phase 1 project

Based on the estimates of BCHD's vendor MDS, the National PACE Association data, the US Census, and the contract funding for ALLCOVE, 90504 only stands to gain between 1.75% and 2.3% of the benefits of the PMC LLC private development and any associated rental space purchased by BCHD. That leave a 98% NON-BENEFIT of the phase 1 building aimed right at 90504.

Phase 1 will increase the BCHD compound sqft at (or above 76-feet tall) by 286-times Phase 1 will be significantly larger and taller than the current neighborhood value-damaging facility. Phase 1 is projected to increase the amount of square feet of space at or above 76-feet tall (measured from the base of the existing failed hospital building) from 962 sqft to 275,000 sqft. That an increase by 28,586% of square feet at or above the current maximum height.

Phase 1 will increase the overall size of the BCHD compound by 37%

The 275,000 sqft PMB LLC building pledges to electively tear down the 514 failed hospital building for seismic causes. Yet, BCHD's consultant Youssef Assoc. stated that Best Practice allows 25 years continued use. If PMB LLC tears down the 161,200 sqft 514 building, then the over compound will increase from 312,000 sqft to 427,000 sqft. That is an increase of 37% over the current property value damaging size.

Phase 2 will increase the overall size of the BCHD compound by 254% from 312,000 to 792,000 SQFT

The current statistically modeled property damages to Torrance 90504 are just over $47M. That is without BCHD's proposed increase of total square feet by 254% and increase in square feet at or above today's maximum height of at least 28,000% (from 962 sqft to roughly 275,000 sqft at or above 76-feet above the current base of the 514 building).

Phase 1 will increase the visual height of the compound by 200-300%

Because PMB LLC plans to build on the north and east campus perimeter, and BCHD plans an 8-10 story parking ramp at roughly Prospect & Diamond, the final compound development will appear 200-300% taller than the current centered compound tallest 962 sqft Penthouse.

Model: Application of Custom Econometric Value Impact Analysis & Model

Impact Location: Torrance Within 0.5 Mile of BCHD per Data Vendor Computation

Data Source: Commercial Vendor used by BCHD's MDS Consultants

Total Single Family Property Value $1,038,228,000

Total Proximity Value Impact -$47,322,000

Least Property Impact -$7,170 -0.5%

Greatest Property Impact -$194,000 -16.8%

Average per Property Impact -$64,819 -4.7%

Address Reduced Value

5611 Alix CtTorrance -$74,500 -4.0%

5615 Alix CtTorrance -$65,900 -4.0%

5619 Alix CtTorrance -$74,500 -4.3%

5623 Alix CtTorrance -$74,500 -4.2%

5627 Alix CtTorrance -$74,500 -4.0%

5630 Alix CtTorrance -$68,600 -3.4%

5631 Alix CtTorrance -$74,400 -3.8%

5636 Alix CtTorrance -$68,800 -3.6%

5640 Alix CtTorrance -$68,900 -3.6%

5643 Alix CtTorrance -$74,700 -4.1%

5646 Alix CtTorrance -$68,900 -3.7%

5647 Alix CtTorrance -$74,800 -4.0%

5650 Alix CtTorrance -$69,000 -3.6%

5653 Alix CtTorrance -$74,900 -3.9%

5657 Alix CtTorrance -$74,900 -4.0%

5661 Alix CtTorrance -$74,900 -3.7%

5409 Arvada StTorrance -$17,600 -1.8%

5410 Arvada StTorrance -$20,700 -1.7%

5413 Arvada StTorrance -$18,900 -1.4%

5414 Arvada StTorrance -$22,000 -1.7%

5417 Arvada StTorrance -$20,200 -1.7%

5418 Arvada StTorrance -$23,400 -1.8%

5421 Arvada StTorrance -$21,500 -1.7%

5422 Arvada StTorrance -$24,800 -2.4%

5501 Arvada StTorrance -$22,800 -1.6%

5502 Arvada StTorrance -$26,200 -2.0%

5503 Arvada StTorrance -$24,100 -2.1%

5504 Arvada StTorrance -$27,700 -2.1%

5505 Arvada StTorrance -$25,400 -2.6%

5506 Arvada StTorrance -$29,100 -2.2%

5507 Arvada StTorrance -$26,800 -2.4%

5508 Arvada StTorrance -$30,500 -1.5%

5509 Arvada StTorrance -$28,100 -2.2%

5510 Arvada StTorrance -$32,000 -3.2%

5511 Arvada StTorrance -$29,400 -2.4%

5512 Arvada StTorrance -$33,500 -3.1%

5513 Arvada StTorrance -$30,800 -2.6%

5514 Arvada StTorrance -$34,900 -2.8%

5515 Arvada StTorrance -$32,100 -1.7%

5516 Arvada StTorrance -$36,400 -3.3%

5517 Arvada StTorrance -$33,500 -2.3%

5518 Arvada StTorrance -$37,900 -2.9%

5519 Arvada StTorrance -$34,800 -3.5%

5520 Arvada StTorrance -$39,500 -2.6%

5521 Arvada StTorrance -$36,200 -2.8%

5522 Arvada StTorrance -$41,300 -3.8%

5523 Arvada StTorrance -$37,500 -2.9%

5525 Arvada StTorrance -$38,900 -3.1%

5526 Arvada StTorrance -$44,100 -3.2%

5527 Arvada StTorrance -$40,200 -3.6%

5503 Carmelynn StTorrance -$27,700 -1.8%

5504 Carmelynn StTorrance -$25,700 -2.2%

5505 Carmelynn StTorrance -$29,300 -2.1%

5506 Carmelynn StTorrance -$27,200 -1.9%

5508 Carmelynn StTorrance -$28,700 -2.6%

5509 Carmelynn StTorrance -$30,900 -1.7%

5510 Carmelynn StTorrance -$30,300 -2.3%

5511 Carmelynn StTorrance -$32,500 -2.3%

5512 Carmelynn StTorrance -$31,900 -2.2%

5513 Carmelynn StTorrance -$34,200 -3.0%

5514 Carmelynn StTorrance -$33,500 -2.7%

5515 Carmelynn StTorrance -$35,900 -2.1%

5516 Carmelynn StTorrance -$35,200 -2.5%

5518 Carmelynn StTorrance -$37,200 -1.8%

5521 Carmelynn StTorrance -$38,100 -2.1%

5522 Carmelynn StTorrance -$42,000 -2.3%

5524 Carmelynn StTorrance -$43,500 -2.8%

5526 Carmelynn StTorrance -$44,700 -4.0%

5528 Carmelynn StTorrance -$46,100 -3.9%

20416 Cheryl DrTorrance -$28,200 -2.0%

20417 Cheryl DrTorrance -$26,500 -1.7%

20424 Cheryl DrTorrance -$26,400 -1.9%

20427 Cheryl DrTorrance -$24,000 -1.7%

20432 Cheryl DrTorrance -$24,200 -1.7%

20433 Cheryl DrTorrance -$22,200 -1.3%

20439 Cheryl DrTorrance -$20,600 -1.7%

5605 Edgemere DrTorrance -$16,900 -1.2%

5609 Edgemere DrTorrance -$18,400 -1.2%

5615 Edgemere DrTorrance -$19,900 -1.4%

5623 Edgemere DrTorrance -$21,600 -1.4%

5626 Edgemere DrTorrance -$20,600 -1.4%

5627 Edgemere DrTorrance -$23,500 -1.3%

5629 Edgemere DrTorrance -$25,700 -1.4%

5503 Halison StTorrance -$33,800 -1.8%

5504 Halison StTorrance -$32,300 -2.5%

5505 Halison StTorrance -$35,700 -2.3%

5506 Halison StTorrance -$34,200 -2.9%

5507 Halison StTorrance -$37,700 -2.5%

5508 Halison StTorrance -$36,100 -2.4%

5509 Halison StTorrance -$39,700 -2.7%

5510 Halison StTorrance -$38,100 -3.4%

5511 Halison StTorrance -$41,800 -2.7%

5513 Halison StTorrance -$44,000 -2.6%

5514 Halison StTorrance -$42,100 -3.4%

5516 Halison StTorrance -$44,300 -3.5%

5518 Halison StTorrance -$46,800 -4.1%

5519 Halison StTorrance -$46,500 -3.7%

5520 Halison StTorrance -$49,400 -4.3%

5521 Halison StTorrance -$48,800 -3.3%

5522 Halison StTorrance -$51,700 -3.8%

5523 Halison StTorrance -$50,800 -3.3%

5524 Halison StTorrance -$54,000 -3.5%

5525 Halison StTorrance -$53,000 -3.2%

5526 Halison StTorrance -$56,300 -4.8%

5527 Halison StTorrance -$55,400 -2.5%

5528 Halison StTorrance -$58,900 -4.5%

5529 Halison StTorrance -$57,900 -2.6%

5530 Halison StTorrance -$61,800 -3.0%

5531 Halison StTorrance -$60,700 -4.0%

5533 Halison StTorrance -$63,600 -4.1%

5535 Halison StTorrance -$66,900 -5.4%

5539 Halison StTorrance -$75,200 -4.4%

5403 Konya DrTorrance -$24,900 -1.8%

5404 Konya DrTorrance -$22,100 -1.4%

5409 Konya DrTorrance -$26,400 -2.3%

5410 Konya DrTorrance -$23,500 -2.0%

5413 Konya DrTorrance -$27,900 -2.1%

5416 Konya DrTorrance -$24,900 -2.0%

5419 Konya DrTorrance -$29,400 -2.1%

5422 Konya DrTorrance -$26,300 -2.2%

5425 Konya DrTorrance -$31,000 -2.1%

5428 Konya DrTorrance -$27,700 -2.0%

5429 Konya DrTorrance -$32,500 -2.4%

5503 Konya DrTorrance -$42,300 -2.9%

5504 Konya DrTorrance -$38,200 -3.0%

5507 Konya DrTorrance -$44,100 -3.1%

5510 Konya DrTorrance -$39,900 -2.5%

5513 Konya DrTorrance -$45,700 -3.0%

5516 Konya DrTorrance -$41,500 -2.7%

5519 Konya DrTorrance -$47,400 -3.8%

5522 Konya DrTorrance -$43,100 -3.0%

5525 Konya DrTorrance -$49,000 -3.3%

5528 Konya DrTorrance -$44,700 -3.1%

5529 Konya DrTorrance -$50,700 -4.1%

5534 Konya DrTorrance -$46,300 -3.3%

5535 Konya DrTorrance -$52,400 -3.5%

5540 Konya DrTorrance -$47,900 -3.1%

5541 Konya DrTorrance -$54,200 -4.1%

5545 Konya DrTorrance -$55,100 -3.5%

5548 Konya DrTorrance -$49,000 -3.1%

5551 Konya DrTorrance -$56,600 -4.2%

5602 Konya DrTorrance -$49,700 -3.3%

5605 Konya DrTorrance -$57,200 -3.4%

5608 Konya DrTorrance -$50,300 -3.5%

5609 Konya DrTorrance -$57,900 -3.3%

5613 Konya DrTorrance -$58,500 -3.9%

5614 Konya DrTorrance -$50,900 -3.2%

5619 Konya DrTorrance -$59,200 -3.2%

5622 Konya DrTorrance -$51,500 -3.4%

5627 Konya DrTorrance -$59,700 -3.6%

5628 Konya DrTorrance -$52,000 -4.0%

5633 Konya DrTorrance -$60,100 -3.9%

5634 Konya DrTorrance -$52,300 -3.1%

5639 Konya DrTorrance -$60,700 -3.4%

5642 Konya DrTorrance -$52,200 -4.3%

5643 Konya DrTorrance -$60,600 -3.7%

19404 Linda DrTorrance -$79,400 -6.7%

19405 Linda DrTorrance -$83,100 -6.1%

19411 Linda DrTorrance -$86,700 -6.8%

19412 Linda DrTorrance -$77,600 -5.3%

19419 Linda DrTorrance -$89,800 -7.6%

19420 Linda DrTorrance -$79,300 -4.8%

19423 Linda DrTorrance -$90,600 -5.9%

19426 Linda DrTorrance -$80,700 -5.8%

19427 Linda DrTorrance -$91,400 -7.8%

19502 Linda DrTorrance -$81,500 -5.7%

19510 Linda DrTorrance -$82,200 -6.1%

19515 Linda DrTorrance -$93,100 -7.8%

19516 Linda DrTorrance -$82,700 -5.5%

19521 Linda DrTorrance -$93,800 -8.1%

19602 Linda DrTorrance -$83,400 -5.0%

19603 Linda DrTorrance -$94,600 -6.5%

19608 Linda DrTorrance -$83,600 -5.5%

19609 Linda DrTorrance -$94,600 -6.8%

19616 Linda DrTorrance -$83,600 -6.0%

19701 Linda DrTorrance -$94,500 -5.9%

19704 Linda DrTorrance -$83,500 -7.3%

19707 Linda DrTorrance -$94,200 -6.5%

19710 Linda DrTorrance -$83,300 -6.6%

19715 Linda DrTorrance -$93,700 -8.2%

19716 Linda DrTorrance -$82,900 -5.9%

19801 Linda DrTorrance -$93,100 -5.3%

19802 Linda DrTorrance -$82,400 -5.0%

19807 Linda DrTorrance -$92,300 -8.3%

19808 Linda DrTorrance -$81,700 -4.9%

19815 Linda DrTorrance -$91,400 -8.5%

19901 Linda DrTorrance -$90,300 -7.7%

19902 Linda DrTorrance -$79,700 -5.0%

19907 Linda DrTorrance -$89,100 -8.1%

19915 Linda DrTorrance -$87,900 -7.5%

19916 Linda DrTorrance -$77,400 -6.6%

19921 Linda DrTorrance -$86,500 -7.4%

19922 Linda DrTorrance -$76,200 -5.1%

19927 Linda DrTorrance -$85,000 -6.4%

19928 Linda DrTorrance -$74,900 -6.1%

19933 Linda DrTorrance -$83,500 -7.5%

19939 Linda DrTorrance -$82,100 -4.8%

19940 Linda DrTorrance -$73,100 -6.4%

19945 Linda DrTorrance -$79,700 -6.5%

19946 Linda DrTorrance -$71,900 -5.2%

5504 Marialinda StTorrance -$34,200 -2.6%

5510 Marialinda StTorrance -$32,300 -2.6%

5513 Marialinda StTorrance -$34,000 -2.8%

5516 Marialinda StTorrance -$34,300 -2.2%

5524 Marialinda StTorrance -$28,300 -2.0%

5527 Marialinda StTorrance -$34,700 -2.6%

5528 Marialinda StTorrance -$28,300 -1.9%

5534 Marialinda StTorrance -$29,100 -2.0%

5602 Marialinda StTorrance -$29,500 -2.1%

5603 Marialinda StTorrance -$35,300 -3.0%

5609 Marialinda StTorrance -$35,700 -2.4%

5610 Marialinda StTorrance -$29,800 -1.9%

5615 Marialinda StTorrance -$36,100 -2.4%

5616 Marialinda StTorrance -$30,100 -2.0%

5622 Marialinda StTorrance -$30,400 -1.7%

5623 Marialinda StTorrance -$36,400 -2.8%

5628 Marialinda StTorrance -$30,900 -2.3%

5629 Marialinda StTorrance -$36,600 -2.4%

5633 Marialinda StTorrance -$36,800 -3.1%

5634 Marialinda StTorrance -$31,100 -2.1%

5639 Marialinda StTorrance -$36,900 -2.6%

5644 Marialinda StTorrance -$31,100 -2.0%

5647 Marialinda StTorrance -$36,900 -2.5%

5648 Marialinda StTorrance -$31,400 -2.2%

20313 Mason CtTorrance -$33,900 -2.3%

20319 Mason CtTorrance -$32,600 -2.0%

20325 Mason CtTorrance -$30,900 -2.0%

20331 Mason CtTorrance -$29,600 -2.3%

20343 Mason CtTorrance -$26,600 -2.0%

5403 Michelle DrTorrance -$20,200 -1.6%

5404 Michelle DrTorrance -$17,400 -1.4%

5409 Michelle DrTorrance -$21,500 -1.8%

5410 Michelle DrTorrance -$18,700 -1.5%

5413 Michelle DrTorrance -$22,800 -1.7%

5416 Michelle DrTorrance -$20,100 -1.5%

5419 Michelle DrTorrance -$24,100 -1.8%

5422 Michelle DrTorrance -$21,400 -1.6%

5425 Michelle DrTorrance -$25,500 -2.0%

5428 Michelle DrTorrance -$22,600 -1.6%

5432 Michelle DrTorrance -$24,400 -1.8%

5503 Michelle DrTorrance -$35,300 -2.8%

5507 Michelle DrTorrance -$36,800 -3.0%

5513 Michelle DrTorrance -$38,300 -3.0%

5519 Michelle DrTorrance -$39,800 -2.8%

5525 Michelle DrTorrance -$41,300 -2.8%

5528 Michelle DrTorrance -$36,800 -2.2%

5531 Michelle DrTorrance -$42,900 -2.5%

5536 Michelle DrTorrance -$38,200 -2.6%

5537 Michelle DrTorrance -$44,100 -3.2%

5601 Michelle DrTorrance -$45,000 -2.6%

5604 Michelle DrTorrance -$39,000 -2.9%

5607 Michelle DrTorrance -$45,600 -3.6%

5610 Michelle DrTorrance -$39,500 -3.1%

5615 Michelle DrTorrance -$46,200 -3.0%

5618 Michelle DrTorrance -$40,000 -2.7%

5621 Michelle DrTorrance -$46,700 -3.2%

5624 Michelle DrTorrance -$40,400 -2.8%

5627 Michelle DrTorrance -$47,100 -3.4%

5632 Michelle DrTorrance -$40,700 -3.2%

5633 Michelle DrTorrance -$47,400 -3.6%

5636 Michelle DrTorrance -$41,000 -2.4%

5639 Michelle DrTorrance -$47,600 -3.3%

5640 Michelle DrTorrance -$41,100 -2.6%

5645 Michelle DrTorrance -$47,700 -2.8%

5648 Michelle DrTorrance -$41,100 -2.3%

19402 Mildred AveTorrance -$110,000 -6.9%

19403 Mildred AveTorrance -$121,000 -8.3%

19408 Mildred AveTorrance -$113,000 -9.9%

19409 Mildred AveTorrance -$125,000 -9.0%

19414 Mildred AveTorrance -$115,000 -9.3%

19415 Mildred AveTorrance -$129,000 -8.6%

19420 Mildred AveTorrance -$118,000 -7.2%

19421 Mildred AveTorrance -$132,000 -9.0%

19426 Mildred AveTorrance -$120,000 -9.3%

19503 Mildred AveTorrance -$139,000 -8.7%

19508 Mildred AveTorrance -$122,000 -7.7%

19514 Mildred AveTorrance -$124,000 -10.8%

19515 Mildred AveTorrance -$141,000 -12.4%

19520 Mildred AveTorrance -$125,000 -7.6%

19521 Mildred AveTorrance -$144,000 -12.2%

19602 Mildred AveTorrance -$126,000 -9.2%

19603 Mildred AveTorrance -$145,000 -8.7%

19608 Mildred AveTorrance -$127,000 -11.1%

19609 Mildred AveTorrance -$146,000 -10.2%

19614 Mildred AveTorrance -$127,000 -11.0%

19615 Mildred AveTorrance -$146,000 -9.8%

19702 Mildred AveTorrance -$127,000 -8.0%

19703 Mildred AveTorrance -$146,000 -10.8%

19708 Mildred AveTorrance -$127,000 -8.2%

19709 Mildred AveTorrance -$145,000 -9.0%

19714 Mildred AveTorrance -$126,000 -11.0%

19715 Mildred AveTorrance -$143,000 -12.3%

19720 Mildred AveTorrance -$125,000 -10.5%

19801 Mildred AveTorrance -$141,000 -10.2%

19802 Mildred AveTorrance -$123,000 -7.9%

19807 Mildred AveTorrance -$138,000 -11.5%

19808 Mildred AveTorrance -$122,000 -7.9%

19815 Mildred AveTorrance -$135,000 -11.4%

19816 Mildred AveTorrance -$120,000 -10.4%

19901 Mildred AveTorrance -$132,000 -8.7%

19902 Mildred AveTorrance -$117,000 -10.2%

19907 Mildred AveTorrance -$128,000 -10.7%

19908 Mildred AveTorrance -$115,000 -10.0%

19915 Mildred AveTorrance -$125,000 -8.6%

19916 Mildred AveTorrance -$113,000 -6.8%

19923 Mildred AveTorrance -$121,000 -10.5%

19924 Mildred AveTorrance -$110,000 -9.4%

19929 Mildred AveTorrance -$118,000 -7.6%

19930 Mildred AveTorrance -$107,000 -7.4%

19935 Mildred AveTorrance -$114,000 -9.8%

19936 Mildred AveTorrance -$104,000 -9.0%

20002 Mildred AveTorrance -$97,900 -8.0%

20003 Mildred AveTorrance -$106,000 -6.3%

20007 Mildred AveTorrance -$103,000 -6.0%

20008 Mildred AveTorrance -$94,800 -7.0%

20013 Mildred AveTorrance -$99,300 -6.5%

20014 Mildred AveTorrance -$92,100 -6.1%

20019 Mildred AveTorrance -$96,100 -5.7%

20020 Mildred AveTorrance -$89,300 -7.1%

20025 Mildred AveTorrance -$93,100 -8.0%

20026 Mildred AveTorrance -$86,500 -5.3%

20031 Mildred AveTorrance -$90,000 -5.7%

20032 Mildred AveTorrance -$83,800 -5.0%

20101 Mildred AveTorrance -$87,000 -5.6%

20102 Mildred AveTorrance -$80,600 -5.1%

20108 Mildred AveTorrance -$77,000 -6.5%

20109 Mildred AveTorrance -$83,600 -7.0%

20114 Mildred AveTorrance -$74,700 -4.8%

20115 Mildred AveTorrance -$79,700 -5.1%

20120 Mildred AveTorrance -$76,800 -4.7%

5503 Norton StTorrance -$31,600 -2.4%

5504 Norton StTorrance -$31,100 -2.5%

5505 Norton StTorrance -$33,400 -2.8%

5506 Norton StTorrance -$32,900 -2.1%

5507 Norton StTorrance -$35,200 -3.1%

5508 Norton StTorrance -$34,700 -2.6%

5509 Norton StTorrance -$37,000 -2.5%

5510 Norton StTorrance -$36,600 -2.6%

5511 Norton StTorrance -$38,900 -3.4%

5512 Norton StTorrance -$38,500 -2.7%

5513 Norton StTorrance -$40,900 -3.7%

5514 Norton StTorrance -$40,500 -3.1%

5515 Norton StTorrance -$42,800 -2.7%

5517 Norton StTorrance -$44,900 -3.2%

5518 Norton StTorrance -$44,500 -2.9%

5519 Norton StTorrance -$47,100 -3.3%

5520 Norton StTorrance -$46,800 -3.5%

5521 Norton StTorrance -$49,400 -3.7%

5522 Norton StTorrance -$51,500 -3.2%

5524 Norton StTorrance -$53,600 -3.9%

5525 Norton StTorrance -$53,700 -3.0%

5526 Norton StTorrance -$55,900 -4.0%

5527 Norton StTorrance -$55,900 -3.1%

5528 Norton StTorrance -$58,400 -4.3%

5529 Norton StTorrance -$58,200 -3.7%

5531 Norton StTorrance -$60,600 -3.3%

5533 Norton StTorrance -$63,700 -5.3%

5534 Norton StTorrance -$69,700 -4.1%

5536 Norton StTorrance -$71,500 -6.1%

5538 Norton StTorrance -$72,400 -5.5%

5539 Norton StTorrance -$65,400 -5.0%

5540 Norton StTorrance -$73,500 -3.8%

19402 Redbeam AveTorrance -$90,600 -5.7%

19403 Redbeam AveTorrance -$103,000 -6.2%

19408 Redbeam AveTorrance -$92,800 -6.8%

19409 Redbeam AveTorrance -$105,000 -7.1%

19414 Redbeam AveTorrance -$94,500 -6.0%

19415 Redbeam AveTorrance -$107,000 -6.7%

19420 Redbeam AveTorrance -$96,000 -5.7%

19421 Redbeam AveTorrance -$109,000 -7.6%

19426 Redbeam AveTorrance -$97,400 -6.2%

19427 Redbeam AveTorrance -$111,000 -7.4%

19432 Redbeam AveTorrance -$98,600 -7.2%

19507 Redbeam AveTorrance -$113,000 -9.8%

19508 Redbeam AveTorrance -$99,700 -6.5%

19514 Redbeam AveTorrance -$101,000 -8.7%

19515 Redbeam AveTorrance -$114,000 -7.8%

19520 Redbeam AveTorrance -$101,000 -9.1%

19521 Redbeam AveTorrance -$115,000 -7.8%

19603 Redbeam AveTorrance -$116,000 -9.1%

19609 Redbeam AveTorrance -$117,000 -7.9%

19610 Redbeam AveTorrance -$102,000 -6.7%

19615 Redbeam AveTorrance -$117,000 -10.1%

19616 Redbeam AveTorrance -$102,000 -8.5%

19701 Redbeam AveTorrance -$117,000 -10.0%

19704 Redbeam AveTorrance -$102,000 -6.2%

19707 Redbeam AveTorrance -$116,000 -6.7%

19710 Redbeam AveTorrance -$102,000 -6.5%

19715 Redbeam AveTorrance -$116,000 -10.3%

19718 Redbeam AveTorrance -$101,000 -6.0%

19721 Redbeam AveTorrance -$115,000 -8.5%

19802 Redbeam AveTorrance -$101,000 -7.3%

19803 Redbeam AveTorrance -$114,000 -8.6%

19808 Redbeam AveTorrance -$99,700 -6.6%

19811 Redbeam AveTorrance -$112,000 -6.9%

19814 Redbeam AveTorrance -$98,600 -7.2%

19819 Redbeam AveTorrance -$111,000 -6.7%

19902 Redbeam AveTorrance -$97,300 -6.1%

19903 Redbeam AveTorrance -$109,000 -9.2%

19908 Redbeam AveTorrance -$95,900 -6.1%

19909 Redbeam AveTorrance -$107,000 -6.4%

19914 Redbeam AveTorrance -$94,400 -8.2%

19915 Redbeam AveTorrance -$105,000 -6.1%

19922 Redbeam AveTorrance -$92,800 -6.4%

19923 Redbeam AveTorrance -$103,000 -7.0%

19928 Redbeam AveTorrance -$90,900 -8.0%

19929 Redbeam AveTorrance -$101,000 -8.4%

19934 Redbeam AveTorrance -$89,000 -5.2%

19935 Redbeam AveTorrance -$98,200 -6.6%

19940 Redbeam AveTorrance -$87,100 -7.4%

19946 Redbeam AveTorrance -$85,200 -5.9%

20003 Redbeam AveTorrance -$92,600 -7.6%

20007 Redbeam AveTorrance -$89,900 -7.3%

20013 Redbeam AveTorrance -$87,400 -6.2%

20019 Redbeam AveTorrance -$84,700 -6.9%

20025 Redbeam AveTorrance -$82,000 -6.8%

20031 Redbeam AveTorrance -$79,400 -5.1%

20101 Redbeam AveTorrance -$76,900 -4.7%

20107 Redbeam AveTorrance -$74,200 -4.8%

20115 Redbeam AveTorrance -$71,600 -5.3%

20121 Redbeam AveTorrance -$69,500 -4.9%

19201 Ronald AveTorrance -$42,400 -3.7%

19202 Ronald AveTorrance -$46,200 -2.4%

19207 Ronald AveTorrance -$50,500 -4.2%

19209 Ronald AveTorrance -$53,000 -3.9%

19210 Ronald AveTorrance -$47,600 -3.2%

19211 Ronald AveTorrance -$54,500 -3.9%

19212 Ronald AveTorrance -$49,100 -4.4%

19213 Ronald AveTorrance -$56,000 -4.0%

19214 Ronald AveTorrance -$51,100 -3.8%

19215 Ronald AveTorrance -$57,400 -4.2%

19217 Ronald AveTorrance -$58,900 -4.4%

19219 Ronald AveTorrance -$60,300 -5.9%

19304 Ronald AveTorrance -$57,700 -4.6%

19305 Ronald AveTorrance -$64,900 -5.3%

19310 Ronald AveTorrance -$58,200 -4.6%

19311 Ronald AveTorrance -$64,200 -5.3%

19316 Ronald AveTorrance -$59,200 -4.1%

19317 Ronald AveTorrance -$65,400 -5.0%

19404 Ronald AveTorrance -$60,000 -5.7%

19405 Ronald AveTorrance -$66,600 -4.4%

19410 Ronald AveTorrance -$60,800 -4.5%

19411 Ronald AveTorrance -$67,600 -6.0%

19416 Ronald AveTorrance -$61,600 -4.0%

19417 Ronald AveTorrance -$68,600 -5.0%

19504 Ronald AveTorrance -$62,300 -3.9%

19505 Ronald AveTorrance -$69,500 -6.2%

19510 Ronald AveTorrance -$62,800 -5.3%

19511 Ronald AveTorrance -$70,300 -5.9%

19516 Ronald AveTorrance -$63,400 -5.4%

19517 Ronald AveTorrance -$71,000 -3.3%

19604 Ronald AveTorrance -$63,900 -4.9%

19605 Ronald AveTorrance -$71,600 -4.3%

19610 Ronald AveTorrance -$64,200 -5.4%

19611 Ronald AveTorrance -$72,000 -5.9%

19616 Ronald AveTorrance -$64,500 -4.2%

19617 Ronald AveTorrance -$72,200 -4.5%

19622 Ronald AveTorrance -$64,600 -5.8%

19623 Ronald AveTorrance -$72,400 -4.2%

19704 Ronald AveTorrance -$65,000 -4.4%

19705 Ronald AveTorrance -$72,900 -5.2%

19710 Ronald AveTorrance -$65,100 -5.2%

19716 Ronald AveTorrance -$65,200 -3.6%

19717 Ronald AveTorrance -$75,800 -5.7%

19722 Ronald AveTorrance -$65,100 -3.9%

19723 Ronald AveTorrance -$75,800 -4.5%

19805 Ronald AveTorrance -$75,700 -4.9%

19811 Ronald AveTorrance -$75,400 -4.9%

5403 Sara DrTorrance -$15,600 -1.1%

5404 Sara DrTorrance -$12,500 -0.9%

5409 Sara DrTorrance -$16,900 -1.5%

5410 Sara DrTorrance -$13,600 -0.9%

5415 Sara DrTorrance -$18,200 -1.3%

5416 Sara DrTorrance -$13,200 -0.8%

5421 Sara DrTorrance -$19,600 -1.4%

5422 Sara DrTorrance -$16,000 -1.1%

5427 Sara DrTorrance -$20,900 -1.5%

5432 Sara DrTorrance -$16,900 -1.4%

5433 Sara DrTorrance -$22,000 -1.5%

5504 Sara DrTorrance -$19,200 -1.2%

5512 Sara DrTorrance -$19,600 -1.4%

5518 Sara DrTorrance -$19,900 -1.3%

5521 Sara DrTorrance -$24,900 -2.1%

5526 Sara DrTorrance -$20,300 -1.4%

5527 Sara DrTorrance -$25,200 -1.8%

5532 Sara DrTorrance -$20,600 -1.3%

5533 Sara DrTorrance -$25,500 -1.8%

5601 Sara DrTorrance -$25,900 -1.6%

5604 Sara DrTorrance -$20,800 -1.4%

5609 Sara DrTorrance -$25,900 -1.7%

5612 Sara DrTorrance -$20,500 -1.4%

5615 Sara DrTorrance -$25,700 -1.6%

5618 Sara DrTorrance -$20,100 -1.3%

5626 Sara DrTorrance -$19,500 -1.4%

5630 Sara DrTorrance -$19,500 -1.1%

19301 Tomlee AveTorrance -$96,100 -8.0%

19302 Tomlee AveTorrance -$94,400 -8.4%

19307 Tomlee AveTorrance -$99,900 -8.6%

19308 Tomlee AveTorrance -$95,700 -6.2%

19313 Tomlee AveTorrance -$105,000 -7.7%

19314 Tomlee AveTorrance -$99,700 -7.2%

19319 Tomlee AveTorrance -$110,000 -7.0%

19320 Tomlee AveTorrance -$104,000 -7.5%

19325 Tomlee AveTorrance -$115,000 -10.1%

19326 Tomlee AveTorrance -$108,000 -9.7%

19331 Tomlee AveTorrance -$119,000 -10.3%

19332 Tomlee AveTorrance -$112,000 -9.9%

19337 Tomlee AveTorrance -$124,000 -8.4%

19338 Tomlee AveTorrance -$116,000 -8.5%

19427 Tomlee AveTorrance -$138,000 -8.6%

19433 Tomlee AveTorrance -$144,000 -9.5%

19439 Tomlee AveTorrance -$151,000 -13.2%

19445 Tomlee AveTorrance -$160,000 -9.6%

19502 Tomlee AveTorrance -$150,000 -9.9%

19503 Tomlee AveTorrance -$170,000 -11.8%

19509 Tomlee AveTorrance -$179,000 -12.3%

19510 Tomlee AveTorrance -$155,000 -13.8%

19515 Tomlee AveTorrance -$184,000 -11.6%

19516 Tomlee AveTorrance -$158,000 -10.1%

19601 Tomlee AveTorrance -$189,000 -11.4%

19602 Tomlee AveTorrance -$160,000 -10.5%

19607 Tomlee AveTorrance -$192,000 -16.8%

19608 Tomlee AveTorrance -$161,000 -13.9%

19615 Tomlee AveTorrance -$194,000 -14.3%

19616 Tomlee AveTorrance -$162,000 -14.0%

19621 Tomlee AveTorrance -$194,000 -13.6%

19702 Tomlee AveTorrance -$161,000 -13.6%

19703 Tomlee AveTorrance -$192,000 -16.8%

19708 Tomlee AveTorrance -$159,000 -12.1%

19709 Tomlee AveTorrance -$188,000 -11.6%

19714 Tomlee AveTorrance -$157,000 -9.5%

19715 Tomlee AveTorrance -$184,000 -11.8%

19802 Tomlee AveTorrance -$154,000 -10.5%

19803 Tomlee AveTorrance -$178,000 -10.7%

19808 Tomlee AveTorrance -$150,000 -13.4%

19809 Tomlee AveTorrance -$172,000 -11.8%

19815 Tomlee AveTorrance -$166,000 -11.5%

19816 Tomlee AveTorrance -$146,000 -12.8%

19902 Tomlee AveTorrance -$142,000 -12.4%

19903 Tomlee AveTorrance -$160,000 -10.2%

19909 Tomlee AveTorrance -$154,000 -13.5%

19915 Tomlee AveTorrance -$148,000 -12.7%

19916 Tomlee AveTorrance -$133,000 -9.5%

19921 Tomlee AveTorrance -$142,000 -11.3%

19922 Tomlee AveTorrance -$129,000 -7.9%

19927 Tomlee AveTorrance -$137,000 -7.8%

19928 Tomlee AveTorrance -$125,000 -8.7%

19933 Tomlee AveTorrance -$132,000 -8.7%

19936 Tomlee AveTorrance -$120,000 -10.0%

19939 Tomlee AveTorrance -$127,000 -10.3%

19945 Tomlee AveTorrance -$122,000 -8.0%

20002 Tomlee AveTorrance -$111,000 -6.7%

20005 Tomlee AveTorrance -$117,000 -7.8%

20008 Tomlee AveTorrance -$107,000 -6.3%

20011 Tomlee AveTorrance -$113,000 -6.9%

20014 Tomlee AveTorrance -$104,000 -8.7%

20017 Tomlee AveTorrance -$109,000 -9.0%

20020 Tomlee AveTorrance -$100,000 -6.9%

20023 Tomlee AveTorrance -$105,000 -7.1%

20026 Tomlee AveTorrance -$96,700 -8.2%

20029 Tomlee AveTorrance -$101,000 -8.5%

20032 Tomlee AveTorrance -$93,300 -5.9%

20035 Tomlee AveTorrance -$97,400 -6.3%

20102 Tomlee AveTorrance -$89,700 -5.9%

20103 Tomlee AveTorrance -$93,900 -7.9%

20108 Tomlee AveTorrance -$85,800 -5.4%

20109 Tomlee AveTorrance -$89,800 -5.3%

20114 Tomlee AveTorrance -$82,900 -5.0%

20115 Tomlee AveTorrance -$85,600 -5.0%

20120 Tomlee AveTorrance -$84,000 -4.9%

20313 Tomlee AveTorrance -$57,200 -2.9%

20319 Tomlee AveTorrance -$51,200 -3.0%

20323 Tomlee AveTorrance -$52,200 -2.7%

20329 Tomlee AveTorrance -$49,800 -3.3%

20335 Tomlee AveTorrance -$47,500 -2.9%

20341 Tomlee AveTorrance -$45,200 -3.1%

20349 Tomlee AveTorrance -$43,000 -3.1%

20355 Tomlee AveTorrance -$40,900 -2.6%

20361 Tomlee AveTorrance -$38,800 -2.5%

20367 Tomlee AveTorrance -$40,400 -1.8%

20403 Tomlee AveTorrance -$32,500 -2.0%

20409 Tomlee AveTorrance -$30,200 -2.5%

20412 Tomlee AveTorrance -$28,600 -1.5%

20415 Tomlee AveTorrance -$28,200 -1.8%

20418 Tomlee AveTorrance -$27,100 -1.4%

20421 Tomlee AveTorrance -$26,100 -2.0%

20427 Tomlee AveTorrance -$24,100 -1.5%

20431 Tomlee AveTorrance -$22,500 -1.4%

5409 Towers StTorrance -$21,500 -2.2%

5413 Towers StTorrance -$23,300 -2.0%

5414 Towers StTorrance -$24,900 -1.8%

5417 Towers StTorrance -$24,700 -2.0%

5418 Towers StTorrance -$26,500 -2.0%

5421 Towers StTorrance -$26,200 -1.9%

5501 Towers StTorrance -$27,600 -2.1%

5502 Towers StTorrance -$29,500 -2.2%

5503 Towers StTorrance -$29,100 -3.0%

5504 Towers StTorrance -$31,100 -2.6%

5505 Towers StTorrance -$30,600 -2.4%

5507 Towers StTorrance -$32,100 -2.5%

5508 Towers StTorrance -$34,300 -2.5%

5509 Towers StTorrance -$33,600 -2.7%

5510 Towers StTorrance -$35,900 -2.6%

5511 Towers StTorrance -$35,100 -2.8%

5512 Towers StTorrance -$37,600 -2.7%

5513 Towers StTorrance -$36,700 -2.6%

5514 Towers StTorrance -$39,200 -3.3%

5515 Towers StTorrance -$38,200 -2.7%

5516 Towers StTorrance -$40,900 -3.0%

5517 Towers StTorrance -$39,800 -3.9%

5518 Towers StTorrance -$42,600 -3.9%

5519 Towers StTorrance -$41,900 -2.1%

5520 Towers StTorrance -$44,800 -2.6%

5521 Towers StTorrance -$44,400 -3.8%

5523 Towers StTorrance -$46,500 -3.9%

5524 Towers StTorrance -$47,200 -4.7%

5525 Towers StTorrance -$48,800 -3.5%

5526 Towers StTorrance -$49,500 -4.5%

5528 Towers StTorrance -$51,900 -4.1%

5529 Towers StTorrance -$54,600 -3.7%

5530 Towers StTorrance -$54,700 -4.0%

5539 Towers StTorrance -$61,800 -5.4%

5601 Towers StTorrance -$87,600 -7.1%

5607 Towers StTorrance -$89,200 -5.9%

5615 Towers StTorrance -$91,900 -5.4%

5621 Towers StTorrance -$96,100 -6.0%

5629 Towers StTorrance -$99,100 -8.7%

5635 Towers StTorrance -$102,000 -6.9%

5641 Towers StTorrance -$106,000 -7.7%

5649 Towers StTorrance -$109,000 -7.0%

5656 Towers StTorrance -$128,000 -11.2%

5662 Towers StTorrance -$132,000 -9.1%

5668 Towers StTorrance -$136,000 -11.9%

5550 W 190th StTorrance -$23,200 -2.4%

5554 W 190th StTorrance -$23,600 -2.4%

5558 W 190th StTorrance -$24,100 -2.5%

5562 W 190th StTorrance -$24,600 -2.5%

5566 W 190th StTorrance -$25,000 -2.6%

5570 W 190th StTorrance -$25,400 -2.7%

5574 W 190th StTorrance -$25,900 -2.6%

5578 W 190th StTorrance -$26,300 -2.7%

5582 W 190th StTorrance -$26,800 -2.7%

5586 W 190th StTorrance -$27,200 -2.8%

5590 W 190th StTorrance -$27,600 -2.7%

20001 Wayne AveTorrance -$64,700 -3.7%

20005 Wayne AveTorrance -$65,300 -4.3%

20009 Wayne AveTorrance -$65,200 -4.7%

20012 Wayne AveTorrance -$57,800 -3.9%

20013 Wayne AveTorrance -$63,500 -3.2%

20016 Wayne AveTorrance -$56,600 -3.9%

20017 Wayne AveTorrance -$62,000 -3.8%

20020 Wayne AveTorrance -$55,300 -3.6%

20021 Wayne AveTorrance -$60,500 -5.1%

20024 Wayne AveTorrance -$53,200 -3.3%

20025 Wayne AveTorrance -$59,100 -3.5%

20029 Wayne AveTorrance -$57,600 -4.1%

20101 Wayne AveTorrance -$56,100 -3.8%

20104 Wayne AveTorrance -$50,200 -2.5%

20105 Wayne AveTorrance -$54,600 -3.8%

20108 Wayne AveTorrance -$48,500 -3.2%

20109 Wayne AveTorrance -$53,000 -3.5%

20113 Wayne AveTorrance -$52,300 -2.6%

20116 Wayne AveTorrance -$45,400 -3.1%

20117 Wayne AveTorrance -$50,800 -3.6%

20120 Wayne AveTorrance -$43,900 -2.7%

20121 Wayne AveTorrance -$49,200 -2.7%

20124 Wayne AveTorrance -$42,100 -3.0%

20125 Wayne AveTorrance -$47,500 -3.0%

20304 Wayne AveTorrance -$38,600 -2.8%

20312 Wayne AveTorrance -$37,200 -2.6%

20318 Wayne AveTorrance -$35,700 -2.8%

20324 Wayne AveTorrance -$34,300 -2.5%

20330 Wayne AveTorrance -$33,000 -2.2%

20336 Wayne AveTorrance -$31,600 -2.5%

20342 Wayne AveTorrance -$30,200 -2.3%

20347 Wayne AveTorrance -$32,000 -2.4%

20348 Wayne AveTorrance -$28,800 -2.1%

20353 Wayne AveTorrance -$30,300 -2.0%

20356 Wayne AveTorrance -$27,300 -1.9%

20357 Wayne AveTorrance -$28,400 -2.3%

20363 Wayne AveTorrance -$26,500 -1.7%

20364 Wayne AveTorrance -$25,200 -1.9%

20369 Wayne AveTorrance -$24,800 -2.1%

20370 Wayne AveTorrance -$23,500 -2.0%

20374 Wayne AveTorrance -$21,700 -1.7%

20375 Wayne AveTorrance -$23,100 -1.9%

20402 Wayne AveTorrance -$18,400 -1.5%

20408 Wayne AveTorrance -$16,600 -1.3%

20412 Wayne AveTorrance -$15,200 -1.2%

20415 Wayne AveTorrance -$17,200 -1.3%

20421 Wayne AveTorrance -$15,900 -1.2%

20424 Wayne AveTorrance -$12,900 -1.0%

20429 Wayne AveTorrance -$14,600 -1.0%

20430 Wayne AveTorrance -$11,800 -0.9%

20436 Wayne AveTorrance -$10,600 -0.9%

20502 Wayne AveTorrance -$9,510 -0.7%

20503 Wayne AveTorrance -$11,800 -0.9%

20508 Wayne AveTorrance -$8,390 -0.6%

20511 Wayne AveTorrance -$10,200 -0.7%

20512 Wayne AveTorrance -$7,170 -0.5%

5512 White CtTorrance -$13,200 -1.0%

5513 White CtTorrance -$16,800 -1.0%

5519 White CtTorrance -$17,400 -1.1%

5525 White CtTorrance -$17,000 -1.4%

5602 White CtTorrance -$13,700 -0.8%

5603 White CtTorrance -$16,600 -1.1%

5608 White CtTorrance -$12,300 -0.8%

5609 White CtTorrance -$16,000 -1.1%

5615 White CtTorrance -$15,400 -0.9%

5619 White CtTorrance -$13,800 -0.9%

5503 Wilma StTorrance -$29,700 -1.8%

5504 Wilma StTorrance -$28,700 -1.9%

5505 Wilma StTorrance -$31,400 -2.2%

5506 Wilma StTorrance -$30,300 -1.8%

5507 Wilma StTorrance -$33,100 -2.3%

5508 Wilma StTorrance -$32,000 -2.0%

5509 Wilma StTorrance -$34,900 -2.6%

5510 Wilma StTorrance -$33,700 -2.7%

5511 Wilma StTorrance -$36,600 -2.1%

5512 Wilma StTorrance -$35,400 -2.5%

5513 Wilma StTorrance -$38,500 -2.5%

5514 Wilma StTorrance -$37,200 -2.8%

5515 Wilma StTorrance -$40,300 -1.9%

5516 Wilma StTorrance -$39,000 -3.4%

5517 Wilma StTorrance -$42,200 -3.5%

5518 Wilma StTorrance -$40,900 -2.9%

5519 Wilma StTorrance -$44,100 -3.6%

5521 Wilma StTorrance -$46,100 -3.1%

5523 Wilma StTorrance -$48,000 -4.2%

5525 Wilma StTorrance -$50,000 -3.1%

Note: It is unclear if BCHD will be forced by Redondo Beach to consider damages to Torrance property values. As such, the Redondo Beach estimated damages model was applied to Torrance data to arrive at the estimated damages.

DETAILS

ONLY 2% OF THE ASSISTED LIVING WILL BENEFIT 90504

Only 2.0% of the massive, privately owned PMB LLC nearly 300,000 sqft building will service assisted living for Torrance 90504 (the neighbors) according to BCHD's own consultant MDS. A full 98% of the damages of the BCHD/PMB LLC Phase 1 will not benefit Torrance 90504.

ONLY 2.3% OF ALLCOVE WILL BENEFIT 90504

90504 is 33,000 residents and the ALLCOVE program at BCHD is contracted to service 1.4M residents. Therefore, only 2.3% of ALLCOVE in the monstrous PMB LLC Phase 1 building will service 90504. That's 97.7% NON-BENEFIT to 90504 of the development.

ONLY 1.75% OF PACE WILL BENEFIT 90504

Only 1 out of each 1000 seniors uses a PACE facility, per the National PACE Association's data. The Census reports that 20% of 90504 is 65+, which is under 6600 residents. As a result, only 7 90504 residents are projected to use PACE, out of the 400 PACE enrollees at the massive PMB LLC facility. That's 98.25% NON-BENEFIT to 90504.