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Property profile & analytics
OFF-MARKET
Estimated value
$1,515,000
Office buildings
1051 Wardlow Rd, Long Beach, CA 90807-4707
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6625782
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1969
Construction
WOOD
Total area
3,568 SF
Lot
0.17 ac (7,257 SF)
Zoning code
LBCCA
APN
7146-020-030
UPID
US09-6625782
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
-
21st Century Programming (Bike/Boat/Book/etc) Store Corporate Office
-
LGB Investments Inc Financial Advisor
-
Alpha Group Advertising Agency Marketing & Advertising
-
MELA Group Marketing Agency Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.49M
Comparable Approach
Comparable
$1.57M
Blend (final)
Blend
$1.52M
Owner & transaction history
Benneth I Okorie · 1 yrs held
Benneth I Okorie
since 2025
Last sale
$1.5M
7 recorded transactions
Zoning & alternative use
LBCCA · Long Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.4M
+106.7%
Neighborhood: shopping center
$2.1M
+78.7%
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 Long Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Long Beach 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%
$1,615,000
6.5%
$1,490,000
7%
$1,385,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,180,000
Current use
MEDICAL BUILDING
$2,440,000
Change: +107% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$2,110,000
Change: +79% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,130,000
Change: -4% · Conversion: Difficult
RETAIL STORES
$1,000,000
Change: -15% · Conversion: Moderate
WAREHOUSE, STORAGE
$990,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$1.52M
Range $1.36M – $1.67M · ±10% · vs last sale $1.50M (Feb 15 2025)
Last sale anchor
$1.50M
Feb 15 2025
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
$425 / 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
$13,976
Tax year 2024
Assessed value
$1,044,234
Assessed 2024
Previous assessed
$1,044,234
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$525,399
Assessed improvement
$518,835
Applied tax rate
5.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1969
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Bathrooms
3
Total area
3,568 SF
Lot
0.17 ac (7,257 SF)
Zoning code
LBCCA
APN
7146-020-030
UPID
US09-6625782
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LBCCA · Long Beach, CA
Zoning LBCCA · permitted uses
LBCCA · Long Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Long Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$2.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$1.1M
RETAIL STORES
Est. value
$1.0M
WAREHOUSE, STORAGE
Est. value
$990,000
OFFICE BUILDING Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
RETAIL STORES
WAREHOUSE, STORAGE
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
1969
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Bathrooms
3
Lot
0.17 ac
Current owner
From public records · entity-resolved
Benneth I Okorie
Individual
Mailing address
20978 LAGUNA RD, WILDOMAR, CA 92595-8809
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 15, 2025
$1,500,000
Benneth I Okorie
Guaco LLC
Grant Deed
$1,200,000 · Guaco LLC
May 15, 2025
—
Benneth I Okorie
Winifred C O Ezenwa
Quitclaim Deed
related
—
Mar 21, 2007
—
Guaco LLC
Only In America Industries & Invest
Grant Deed
$600,000 · Us Bank NA
Sep 28, 2004
$665,000
In America Industries Only
Darnell,michael R
Grant Deed
$595,000 · Us Bank NA
Mar 13, 2002
$330,000
Michael R Darnell
Berg Family Partnership
Grant Deed
$283,500 · Us Bank NA
Mar 13, 2002
—
Michael R Darnell
Darnell,e R
Quit Claim Deed
related
—
Feb 5, 1996
—
Berg
Berg E M Trustee,
Quit Claim Deed
related
—
Apr 12, 1995
—
Berg,evelyn M Trustee
Berg,e M
Quit Claim Deed
related
—
Dec 22, 1994
—
Evelyn M Berg
—
Deed Of Trust
related
—
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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