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Property profile & analytics
OFF-MARKET
Estimated value
$1,865,000
Apartment buildings
1161 Magnolia Ave, Long Beach, CA 90813-2951
Individually Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7428759
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1963
Construction
WOOD
Total area
10,212 SF
Lot
0.2 ac (8,586 SF)
Zoning code
LBPD10
APN
7272-003-009
UPID
US09-7428759
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
by Request
Blend (final)
Blend
$1.87M
Owner & transaction history
Sbg Rec · 8 yrs held
Sbg Rec
since 2017
7 recorded transactions
Zoning & alternative use
LBPD10 · Long Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$2.6M
+3.1%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,475,000
Current use
INDUSTRIAL (GENERAL)
$2,550,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$1.87M
Range $1.68M – $2.05M · ±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
$183 / 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
$33,839
Tax year 2024
Assessed value
$2,511,922
Assessed 2024
Previous assessed
$2,511,922
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$1,740,876
Assessed improvement
$771,046
Applied tax rate
11.0000
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
1963
Construction
WOOD
Heating
NONE
Cooling
YES
Units
14
Bathrooms
14
Total area
10,212 SF
Lot
0.2 ac (8,586 SF)
Zoning code
LBPD10
APN
7272-003-009
UPID
US09-7428759
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LBPD10 · Long Beach, CA
Zoning LBPD10 · permitted uses
LBPD10 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.5M
INDUSTRIAL (GENERAL)
Est. value
$2.6M
APARTMENT HOUSE (5+ UNITS) Current
INDUSTRIAL (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
1963
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
14
Bathrooms
14
Lot
0.2 ac
Current owner
From public records · entity-resolved
Sbg Rec
Individual
Mailing address
3812 SEPULVEDA BLVD STE #540, TORRANCE, CA 90505-2493
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 3, 2021
—
Sbg Rec A Delaware LLC
—
Deed
related
$4,770,000 · Banc Of California NA
Jun 30, 2017
—
Sbg Rec
Sbg Rec
Intrafamily Transfer
related
$3,800,000 · Banc Of California NA
Feb 25, 2016
$1,159,500
Sbg Rec LLC
Northport Realty LLC
Grant Deed
—
Dec 16, 2014
—
Hebish,shahid Living Trust
1153-61 Magnolia Apartments Ll
Grant Deed
—
Dec 16, 2014
$4,300,000
Northport Realty LLC
Nady Hebish
Grant Deed
$3,225,000 · Opus Bank
Apr 28, 2008
—
1153-61 Magnolia Apartments Ll
Hebish,nady
Grant Deed
—
Nov 30, 2006
$2,850,000
Nady Hebish
Kurt Braun Schneiter
Grant Deed
$2,137,500 · Washington Mutual Bank
Nov 30, 2006
—
Nady Hebish
Shahid,jehan
Quit Claim Deed
related
—
May 2, 2000
—
Karahalios,george M Trustee
Karahalios,g
Quit Claim Deed
related
—
Mar 3, 1997
—
George Karahalios
Chioles,a
Grant Deed
related
—
Jul 23, 1992
—
Galstian Andranik E Co Tr
—
Deed Of Trust
related
—
—
—
Nady Hebish
—
Deed Of Trust
related
$600,000 · A B Jacobs & Associates INC
—
—
Schneiter Trust
—
Deed Of Trust
related
$749,000 · Venture West Funding INC
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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