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Property profile & analytics
OFF-MARKET
Estimated value
$1,595,000
Apartment buildings
10900 Lillian Ln South Gate, CA 90280-7661
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6258457
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1948
Construction
TILT-UP CONCRETE
Total area
6,015 SF
Lot
0.59 ac (25,737 SF)
Zoning code
SGR3*
APN
6234-001-127
UPID
US09-6258457
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
$1.60M
CAP Approach
CAP
$1.49M
Comparable Approach
Comparable
$1.97M
Blend (final)
Blend
$1.60M
Owner & transaction history
Mike Sg LLC · 2 yrs held
Mike Sg LLC
since 2023
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
SGR3* · South Gate, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.8M
+45.0%
Commercial (general)
$1.3M
+4.8%
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
$1,565,000
ML approach
$1,595,000
CAP Approach
CAP Return
Estimation
6%
$1,615,000
6.5%
$1,490,000
7%
$1,385,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,220,000
Current use
WAREHOUSE, STORAGE
$1,765,000
Change: +45% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,280,000
Change: +5% · Conversion: Moderate
Blend value · Realmo final
$1.60M
Range $1.44M – $1.75M · ±10% · vs last sale $1.61M (Oct 6 2023)
Last sale anchor
$1.61M
Oct 6 2023
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
$265 / 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
$22,522
Tax year 2024
Assessed value
$1,582,000
Assessed 2024
Previous assessed
$1,582,000
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$1,400,000
Assessed improvement
$182,000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1948
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
YES
Buildings
4
Units
8
Bathrooms
9
Total area
6,015 SF
Lot
0.59 ac (25,737 SF)
Zoning code
SGR3*
APN
6234-001-127
UPID
US09-6258457
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SGR3* · South Gate, CA
Zoning SGR3* · permitted uses
SGR3* · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.3M
APARTMENT HOUSE (5+ UNITS) Current
WAREHOUSE, STORAGE
COMMERCIAL (GENERAL)
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
1948
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Buildings
4
Units
8
Bathrooms
9
Lot
0.59 ac
Current owner
From public records · entity-resolved
Mike Sg LLC
Entity
Mailing address
4203 GAGE AVE, BELL, CA 90201-1212
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 6, 2023
$1,606,000
Mike Sg LLC
John Faulkner
Grant Deed
—
Feb 1, 2023
—
John Faulkner
Genevieve E Faulkner
Affidavit Death Of Trustee/successor Trustee
related
—
Feb 28, 2012
—
Faulkner Genevieve E Trust
Faulkner Genevieve E Trust
Quit Claim Deed
related
—
Jan 31, 2006
—
Faulkner Genevieve E Trust
Faulkner,genevieve E
Quit Claim Deed
related
—
Jan 3, 2006
—
Genevieve E Faulkner
Faulkner Family Trust
Quit Claim Deed
related
—
Mar 11, 1993
—
Faulkner,genevieve E Tr
—
Deed Of Trust
related
—
—
—
Faulkner,genevieve E Trust
—
Deed Of Trust
related
$251,750 · Bank Of The West
Dec 7, 1965
—
—
—
Grant Deed
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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