2071 Torrance Boulevard, Torrance, California 90501 USA

1-310-618-0808 office / 1-310-618-0505 fax

Educational Content

prepared by

Edgard Asensio, MBA

Investors are encouraged to continue learning about the variables affecting the real estate market.

1. There are 3 categories of fixed income securities: Treasury Bonds (20- or 30-year term), Treasury Notes (1-, 5-, 7- or 10-year terms) and Treasury Bills (4, 13, 26 or 52 weeks).

2. Direct correlation (R and R squared) between U.S. Treasury Notes and Mortgages Rates. Treasury notes affect the interest rates on fixed-rate mortgages. When Treasury yields are higher, so are interest rates. The 10-year note affects 15-year conventional loans, while the 30-year bond affects 30-year conventional loans.

3. Investors can evaluate the costs associated with three types of commercial real estate leases, i.e. Full Service, Net, Modified Leases.

4. Full Service Lease (Gross Lease): The owner pays all or most expenses associated with property, including insurance, taxes, and common area maintenance (CAM).

5. Net lease: the owner charges a lower base rent for the commercial space + real estate taxes,  property insurance, and CAM.

6. These are three types of net leases. Single Net Lease (N Lease): lessee pays base lease + a prorated property tax and utilities. Double Net Lease (NN Lease): lessee pays base rent + a prorated amount of property taxes and insurance. Triple Net Lease (NNN Lease): Lessee is responsible for property taxes, insurance, and CAMS on top of a base monthly lease payment.

7. Modified Gross Lease: The lease payment is requested in one lump sum, which would include any or all expenses, including property taxes, insurance, and CAMS. Investor and lessee negotiate which nets are included in the base lease rate.

8. Investors can estimate sales price by using an Income Capitalization Approach which is based on collection of Gross Schedule Income (GSI). Investors must keep in mind that there are additional variables that could affect pricing including property condition as well as upward or downward trends according to market segmentation.

9. Investors ought to consider capitalization rate (Cap Rate) on a real estate investment property. Cap Rate is a rate of return based on the projected income that the commercial real estate will generate. The calculation of capitalization rate is done by dividing Net Operating Income (NOI) by the sales price.

10. NOI does not include debt service or the interest component of debt service.

11. These are the property sectors that real estate investors can evaluate Capitalization Rates: Office, Retail, Industrial, Multifamily, and Hotels. In each property sector, the buildings are generally classified as being either a Class A, Class B, or a Class C building, excluding Hotels.

12.  In regards to high street retail, there was a declined  in cap rates, which is aligned with the trend of increased demand for this type of investment type -property sector, as the recovery progresses.


"We are aware of the benefits and risks that come with owning real estate and value the trust you place with us."

Edgard Asensio,  MBA


BRE #01253842


As part of our function to evaluate real estate investments opportunities, we generate financial modeling for real estate  investors and provide financial consultation based on investment risk apetite. We build  Discounted Cash Flow (DCF) models which project future cash flows and discounting them back to the present using a discount rate. We perform investment property analysis including real estate valuations and calculations of financial indicators, e.g., Net Present Value (NPV), After-Tax Net Proceeds from Sale Calculations, Capitalization Rate, Internal Rate of Return (IRR), Return on Investment (ROI) and Cash-on-Cash Return Rate.

Our firm's objective is to offer you the service to safeguard your investment. An important part of our business development is our brand recognition. We have developed a recognizable brand which has translated into clients trusting our real estate services and viewing our analysis and representations as valuable services. We have company systems put into place that evolved over time.

We generate property investment analysis, assisting investors in deciding to sell and exchange their real estate asset as well as identifying a replacement property. Investors are encouraged to request a real estate investment strategy that includes recommendations to reinvest the property's proceeds by comparing financial indicators  as well as property locations and conditions.

We provide services to investors who opt to sell their real estate assets and perform real estate exchanges. Formulating business strategies for allocating capital, preparing financial analysis of real estate investments and representing clients in commercial real estate transactions: retail, industrial and land, are our specializations.







3943 Admirable Dr.

Rancho Palos Verdes, California 90275 USA

Square Foot Structure: 1,828 Square Foot

Lot: 10,001; Year Built: 1959



Edgard Asensio, MBA


Loyola Marymount University (LMU)


LMU MBA Alumni Association (MBAAA)

 MBA Alumni Board

Chair - Professional Development Committee


LMU Real Estate Alumni Group (REAG)

Co-Founder & President

LMU Real Estate Advisory Council (REAC)



LMU Outstanding Award

(Proudly received on 10/23/17)


Overall Financial Leverage Modeling

Panel Moderator


 Accumulation of Wealth through the Ownership of Real Estate Asset arising out of a "Deferred Exchange" under Section 1031 

In order to formulate a wealth accumulation strategy, investors evaluate the project's free cash flow as well as compare financial indicators including gross schedule income, gross rent multipliers, capitalization rates and cash on cash returns. Thereafter, investors are prepare to execute a real estate purchase agreement, identify an accomodator and re-invest their proceeds on a replacement property.

A 1031 real estate exchange is a way to defer income taxes on investment property. Investors will have to pay income tax eventually. The 1031 exchange allows them to defer the tax payment until later, thus this allows clients to build wealth.

Our organization is prepared to represent clients who plan to execute "1031 tax deferred exchange transactions". Frequently, exchangers choose to have their replacement real estate lined up before they close on their relinquished income property. Residential, Commercial and Industrial Real Estate Investors need to identify their 1031 Exchange Replacement Properties within 45 days of closing sale on the real estate asset they are selling. Further, the replacement property must be received and the exchange completed no later than 180 days after the sale of the exchanged property.




 Multi-Family Investment in San Diego County
410 E. Fallbrook St.
Fallbrook, California 92028 USA



Number of Units: 12

Lot Size: 23,957 Square Feet

Year Built: 1986

Proforma Cap Rate: >5.5%

(Desirable ratio of net operating income over the price that an investor will pay for this particular asset)

Economic Occupancy Level: 90%

Buyer's Value Proposition

The potential benefit for generating higher growth rates by increasing rates of leased units after buyer acquires this real estate asset.




20434 S. Vermont Ave., Unit #65

Torrance, CA 90502 USA

ML# SB16050029

A one-bedroom condominium located on the ground floor of the building. There is direct access from the gated parking area to two parking spaces. The kitchen is fully equipped with electric stove, dishwasher and stylish holding cabinets. The cozy bedroom has a walk-in closet and ceiling fan. There are laundry and outdoor swimming facilities in the property. Size: 656 Square Feet. Year Built: 1978


Click here for additional photos.


(Hedge Fund Transaction)


2216 Dominguez Street

Torrance, California 90501 USA

APN: 7354004057

ML# SB16113971

Lender prepared Closing Disclosure (CD)

2 Bedrooms, 2 Bathrooms

Double Enclosed Garage

Balcony, Travertine Floors, Recessed Lighting

Maple Cabinets, Granite Counters

Year Built: 2005

"Diversify your investment portfolio by adding fixed assets"

Investment Thesis

"The sale of vacant land parcel can accelerate private investment in an area that is critical to urban development".



Asensio Forms a Business Alliance with Companies Assisting Employees to Purchase Properties throughout the South Bay Area

Multinational Corporations, Medium-Sized and Small Enterprises, including MNC's located in Torrance, California (United States), i.e. Honda Motor Company, Ltd., Panasonic, Lexus -a Division of Toyota Motor Corporation as well as Google Inc., Microsoft Corporation, Apple Inc., Amazon.com Inc., Sprint Corporation and Technology Companies located in the Silicon Beach Region of Los Angeles.

Edgard Asensio, MBA keeps up to date with the trends of the real estate brokerage industry, including price trends in the cities of the Southbay, (e.g. City of Torrance, Redondo Beach, Rancho Palos Verdes, Palos Verdes, and Rolling Hills Estates).

There are many new digital platforms emerging around the world.  Thus, let us know what you have learned from reading our website content and include Asensio Real Estate Brokerage in your blogs and digital contents as well as refer potential clients and investors to us. We encourage visitors reading our content to contact us today if you wish to form a business alliance in connection to our brokerage services, educational content and real estate research.



Asensio Real Estate Brokerage   

A SENSIO Real Estate Brokerage is a BOUTIQUE real estate firm

We are committed to providing exceptional and personalized services, including business strategies for accredited and diversified investors who are seeking investments in the real estate asset class. Our clients receive more attention as well as intimate relationship and experience based around consistent one-on-one interaction.  Edgard offers foreign investors, including buyers in Latin America (LATAM) and Asia Pacific (APAC) countries, access to the real estate market in North American (NA) regions.

If you are an international or domestic investor who seek attractive financial investments, Edgard Asensio, MBA, can formulate an in-depth analysis, including statistical data on the sale of real estate assets. Edgard will assist you grow your portfolio of real estate assets.





Industrial Real Estate Asset

 1829 Border Avenue

Torrance, California 90501 USA


Steel Roll-Up Door

Vertical Storage

Air Lines

~ 17 Feet Truss Height

Heavy Power

(120/208 Volt System - Three Phase Electric Power)

400 Amperage

Lot Size: ~ 6,900 Square Feet




   English, Spanish and Japanese are spoken.

 (2) SOLD
Income Property
1031 Exchange Transaction - Replacement Property
Multifamily Investment
10792 Walnut Street
Los Alamitos, CA 90720 USA
Parcel #: 24219221
Listing ID: PW18041444
Square Feet: 4,710
Lot Size: 7,405 SF
Year Built: 1978
 Offered: $1,595,000





1031 Exchange Transaction - Replacement Property

1819 Cabrillo Avenue, San Pedro, CA 90731 USA

Parcel No.: 7462010027  |  Listing ID: SB17154606








#1, 2 Bedrooms, 2 Bathrooms

#2, 2 Bedrooms, 2 Bathrooms

#3, 2 Bedrooms, 2 Bathrooms

3 Units



Square Feet








Year Built



Year Built



3    Investments Opportunities
For Sale




 (1) Sold
1031 Exchange Transaction
- Relinquished Property
Real Estate Investment Opportunity situated in a highly desirable location.
Zoning: R3
8904 Ramsgate Avenue
Westchester, California 90045
Parcel #: 4125014021
Listing ID: SB17263651

4 Units; Year Built: 1949

Offered at $1,350,000

Compelling Value Proposition:
Implementation of a project to build beautiful and luxurious townhouses for the potential benefit or generating higher growth rates by increasing rates of leased units.

Developing Real Estate Assets:
We encourage investors to contact Edgard with regards to "A Real Estate Feasibility Study" in connection with your commercial and industrial investment. Based on his extensive expertise and experience, he will evaluate an analysis of how a real estate project can be completed.

Call today: 310-618-0808
Email: edgard@asensiorealestate.com
BRE #01253842






18425 Milmore Avenue, Carson, CA 90745

Parcel No.: 7338-027-034  | Listing ID: PW17122875

Type of Sales Transaction: Like-Kind Exchange - Section 1031 












Square Feet




2 / Attached




Year Built




Asset Allocation to Commercial and Industrial Real Estate

Developing and Analyzing Sophisticated Financial Models for a Holding Period

[Before-Tax Discounted Cash Flows and Forecasted After-Tax Adjusted Equity (RROR)]

Risk Analysis

[Evaluating expense growth rate, selling cost fee, revenue growth rate, net capitalization, tax rate, and the vacancy rate to generate an IRR]

Monte Carlo Simulation

[Generating an average IRR with a Standard Deviation; thus the calculated IRR on equity would fall within 90th percentile range of the Monte Carlo simulation]

Wealth Building Strategies 

[1031 Exchange Investment Broker]

Financial Feasibility Model Analysis and Sensitivity Analysis




2.5 Acres of Vacant Land
108,900 square-foot lot

ML# SB16020465
Phelan, California 92371 USA

Location: East of US Highway 138
.  Near the Corner of Lebec Road & Elsinore Road

 Assessor's Parcel Number: 3066-181-08

Land surveyor set survey monuments with wood lath and flagging at property corners.



  2071 Torrance Boulevard, Torrance, California 90501 USA

  Office: 1-310-618-0808  | Fax: 1-310-618-0505  |  edgard@asensiorealestate.com |  BRE #01253842



 (3) Opportunity to purchase a Duplex in the South Bay Area

4025 West 168th Street
Lawndale, CA 90260 USA
Square Feet: 1,676
Lot Size: 6,996 SF
Year Built: 1944
Zoning: R2

Value Proposition:

You may decide you want to build 2 brand new homes just the way you like it.





"The Beauty of Modern Architecture"

Exclusive Area

North Buckhead

925 Danube Road NE

Atlanta, GA 30342 USA


 Mid Century Modern

 Four-Bedrooms Gorgeous Home with Design Interiors




Edgard Asensio, MBA has specialized in advising Exchangors -investors, trustees, developers and private equity firms in transactions as to effect a "deferred exchange" under Section 1031. Exchangors would execute an Exchange Agreement with and "Intermediary", outside of escrow for the future acquisition of Replacement Property designated by Exchangor.  Therefore, for the purpose of an open escrow, the "Substituted" Seller shall be Intermediary. Furthermore, in lieu of a Grant/Warranty Deed from Intermediary to "Buyer", Escrowholder is authorized and instructed by Intermediary to prepare a Grant/Warranty Deed from Exchangor  to Buyer for recording at the close of escrow.  Escrowholder is also authorized and instructed  to pay documentary transfer tax on the Grant/Warranty Deed.  This direct transfer of title to the Relinquished Property from Exchangor to Buyer is intended to comply with Section 1031.

We encourage you to contact Edgard Asensio, MBA at 310-618-0808, if you are seeking an attractive financial investment. Edgard will formulate a client-oriented sales strategy which will preserve and continue developing wealth through acquisition of a well-balanced mix of diverse asset classes: industrial, retail and office.  Also, we encourage you to inquire about Edgard's Value Added-Differentiation Strategy. He seeks to provide services unique from those of competitors in terms of brokerage and financial consultation.

For Sale
Private Home

Build Your Dream Home
(Investors, Real Estate Developers and Architects)
3817 Weslin Avenue
Sherman Oaks Hills, California 91423 USA
Offer: $1,128,000

 2 Bedrooms; 2 Bathrooms
Living Space: 1,768 Square Feet
Lot Size: 9,467 Square Feet
Attached Two-Car Garage
Year Built: 1960

Listing Broker:  Edgard Asensio, MBA
BRE #01253842


Sale is Pending

1031 Exchange Transaction - Relinquished Property
(In Escrow - Purchase Agreement executed on 10/21/19)

2626 E. Carson Street
Carson, California 90810 USA

2626 Unit:  1 Bedroom
 2626 #1/2 Unit:  1 Bedroom
2628:  2 Bedrooms

Each Unit Has Its Own Garage

1 Water Master Meter
3 Gas Meters
4 Electric Meters

Listing Broker:  Edgard Asensio, MBA
BRE #01253842


Time Value





2071 Torrance Boulevard

Torrance, California 90501 USA



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