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Property profile & analytics
OFF-MARKET
Estimated value
$6,020,000
Office buildings
1100 Willow St Signal Hill, CA 90755-3433
Entity Owned
9-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6365659
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1979
Construction
TILT-UP CONCRETE
Total area
14,390 SF
Lot
0.61 ac (26,738 SF)
Zoning code
SHM1*
APN
7211-025-031
UPID
US09-6365659
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
$6.02M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.02M
Owner & transaction history
The Farmer Limited Partnership · 9 yrs held
The Farmer Limited Partnership
since 2017
3 recorded transactions
Zoning & alternative use
SHM1* · Signal Hill, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Title 20 ZONING
Top alternative use upside
Medical building
$9.8M
+93.0%
Restaurant
$9.0M
+76.1%
Neighborhood: shopping center
$8.5M
+66.9%
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 Signal Hill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Signal Hill 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%
$6,520,000
6.5%
$6,015,000
7%
$5,585,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,095,000
Current use
MEDICAL BUILDING
$9,835,000
Change: +93% · Conversion: Easy
RESTAURANT
$8,975,000
Change: +76% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$8,505,000
Change: +67% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,550,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$6.02M
Range $5.42M – $6.62M · ±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
$418 / 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
$64,963
Tax year 2024
Assessed value
$4,693,540
Assessed 2024
Previous assessed
$4,693,540
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$1,957,063
Assessed improvement
$2,736,477
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
1979
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
14,390 SF
Lot
0.61 ac (26,738 SF)
Zoning code
SHM1*
APN
7211-025-031
UPID
US09-6365659
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SHM1* · Signal Hill, CAZoning SHM1* · permitted uses
SHM1* · Signal Hill, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Title 20 ZONING
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$5.1M
MEDICAL BUILDING
Est. value
$9.8M
RESTAURANT
Est. value
$9.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.5M
AUTO REPAIR, GARAGE
Est. value
$4.6M
OFFICE BUILDING Current
MEDICAL BUILDING
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1979
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.61 ac
Current owner
From public records · entity-resolved
The Farmer Limited Partnership
Entity
Free & Clear · 9 yrs held
Mailing address
5455 PRODUCTION DR, HUNTINGTON BEACH, CA 92649-1502
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 11, 2017
$4,125,000
The Farmer Limited Partnership
Willow Real Estate II LLC
Grant Deed
—
Jan 11, 2017
—
Diane M Wentzel
Wentzel,john
Quit Claim Deed
related
—
Oct 12, 2005
$1,775,000
Willow Real Estate II LLC
Ludka Joseph M & Marlene J
Grant Deed
$1,508,750 · Ludka Joseph M & Marlene J (te)
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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