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Property profile & analytics
OFF-MARKET
Estimated value
$900,000
Investment properties
10427 Atlantic Ave South Gate, CA 90280-7021
Individually Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7419713
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1958
Construction
WOOD
Total area
4,456 SF
Lot
0.16 ac (7,029 SF)
Zoning code
SGCMYY
APN
6221-007-019
UPID
US09-7419713
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$614k
Blend (final)
Blend
$900k
Owner & transaction history
Octaviana Perez · 7 yrs held
Octaviana Perez
since 2019
7 recorded transactions
Zoning & alternative use
SGCMYY · South Gate, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.3M
+38.3%
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 South Gate submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South Gate 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$945,000
Current use
WAREHOUSE, STORAGE
$1,310,000
Change: +38% · Conversion: Difficult
RETAIL STORES
$945,000
Change: 0% · Conversion: Easy
Blend value · Realmo final
$900k
Range $810k – $990k · ±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
$12,951
Tax year 2024
Assessed value
$984,276
Assessed 2024
Previous assessed
$984,276
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$738,208
Assessed improvement
$246,068
Applied tax rate
15.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1958
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Units
1
Total area
4,456 SF
Lot
0.16 ac (7,029 SF)
Zoning code
SGCMYY
APN
6221-007-019
UPID
US09-7419713
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SGCMYY · South Gate, CA
Zoning SGCMYY · permitted uses
SGCMYY · South Gate, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Gate. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$945,000
WAREHOUSE, STORAGE
Est. value
$1.3M
RETAIL STORES
Est. value
$945,000
COMMERCIAL (GENERAL) Current
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
1958
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Octaviana Perez
Individual
Mailing address
9314 BELCHER ST, DOWNEY, CA 90242-4606
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 8, 2019
—
Octaviana Perez
—
Deed
related
$540,000 · Shapiro Deanna C L/tr (rt)
May 24, 2019
—
Octaviana Perez
Arnold L Sperling
Affidavit Of Death
$540,000 · Private Individual
May 24, 2019
$900,000
Octaviana Perez
Edgar Silva
Grant Deed
$540,000 · Private Individual
Mar 17, 2017
—
Edgar Silva
—
Deed
related
$150,000 · Jose & Rosa Lujano
Dec 28, 2012
$360,000
Edgar Silva
Lopez,fernando
Grant Deed
—
Dec 27, 2007
$800,000
Fernando Lopez
Nora Elizabeth Arias
Grant Deed
$570,000 · Comnet Financial Corp
Dec 27, 2007
—
Nora E Arias
Izeppi,jorge O
Grant Deed
related
—
Aug 6, 2003
$360,000
Nora E Areias
Rodriguez,antonio & Asuncion
Grant Deed
$313,000 · Far East National Bank
—
—
Octaviana Perez
—
Deed Of Trust
related
$540,000 · Shapiro Deanna C L/tr (rt)
—
—
Nora E Arias
—
Deed Of Trust
related
—
—
—
Edgar Silva
—
Deed Of Trust
related
$200,000 · Abraham J A Living Trust
—
—
Fernando Lopez
—
Deed Of Trust
related
$44,664 · Velocity Holdings LLC
—
—
Nora Arias
—
Deed Of Trust
related
$33,000 · Carlos Espino
—
—
Nora E Arias
—
Deed Of Trust
related
$14,748 · Oscar Salamone
—
—
Edgar Silva
—
Deed Of Trust
related
$120,000 · Sperling Family Trust (pt)
—
—
Edgar Silva
—
Deed Of Trust
related
$150,000 · Jose & Rosa Lujano
—
—
Nora E Arias
—
Deed Of Trust
related
$60,000 · Oscar Salamone
—
—
Nora E Arias
—
Deed Of Trust
related
$61,600 · Oscar Salamone
—
—
Nora E Arias
—
Deed Of Trust
related
$54,600 · Oscar Salamone
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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