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Property profile & analytics
OFF-MARKET
Estimated value
$3,235,000
Warehouses
1220 Hl St Signal Hill, CA 90755-3524
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-6382588
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1949
Total area
15,608 SF
Lot
0.78 ac (34,128 SF)
Zoning code
SHM1*
APN
7210-042-013
UPID
US09-6382588
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
$3.67M
CAP Approach
CAP
$3.52M
Comparable Approach
Comparable
$2.48M
Blend (final)
Blend
$3.24M
Owner & transaction history
Thermolife International LLC · 5 yrs held
Thermolife International LLC
since 2020
Last sale
$3.0M
7 recorded transactions
Zoning & alternative use
SHM1* · Signal Hill, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.9M
+37.3%
Retail stores
$4.4M
+21.9%
Apartment house (5+ units)
$4.3M
+20.4%
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
$3,735,000
ML approach
$3,665,000
CAP Approach
CAP Return
Estimation
6%
$3,815,000
6.5%
$3,520,000
7%
$3,270,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$3,595,000
Current use
AUTO REPAIR, GARAGE
$4,935,000
Change: +37% · Conversion: Easy
RETAIL STORES
$4,385,000
Change: +22% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$4,330,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$3.24M
Range $2.91M – $3.56M · ±10% · vs last sale $3.00M (Dec 1 2020)
Last sale anchor
$3.00M
Dec 1 2020
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
$207 / 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
$43,582
Tax year 2024
Assessed value
$3,183,623
Assessed 2024
Previous assessed
$3,183,623
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$2,048,131
Assessed improvement
$1,135,492
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1949
Heating
NONE
Buildings
2
Stories
1
Total area
15,608 SF
Lot
0.78 ac (34,128 SF)
Zoning code
SHM1*
APN
7210-042-013
UPID
US09-6382588
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SHM1* · Signal Hill, CA
Zoning 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
Signal Hill. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$3.6M
AUTO REPAIR, GARAGE
Est. value
$4.9M
RETAIL STORES
Est. value
$4.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.3M
WAREHOUSE, STORAGE Current
AUTO REPAIR, GARAGE
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1949
Heating
NONE
Stories
1
Buildings
2
Lot
0.78 ac
Current owner
From public records · entity-resolved
Thermolife International LLC
Entity
Mailing address
1220 E HL ST, SIGNAL HILL, CA 90755-3524
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 10, 2024
—
Thermolife International LLC
—
Deed
related
$1,413,000 · Advantage Certified Development Corporat
Jun 3, 2024
—
Thermolife International LLC
—
Deed
related
$1,377,500 · Lincoln Capital Management LLC
Mar 22, 2022
—
Thermolife International LLC
—
Deed
related
$2,000,000 · United States Small Business Admin
Dec 1, 2020
$3,000,000
Thermolife International LLC
Peter J Cavanna
Grant Deed
$2,775,000 · Santa Cruz County Bank
Jul 6, 2007
$1,400,000
Peter J Cavanna
Thomas P Mccabe
Grant Deed
$950,000 · Wells Fargo Bank NA
Oct 26, 2004
—
Barbara Cleary
Cleary,thomas E
Quit Claim Deed
related
—
Oct 26, 2004
$1,100,000
Thomas P Mccabe
Cleary,barbara
Grant Deed
$825,000 · Southwest Community Bank
Oct 26, 2004
$170,000
Barbara Cleary
Castro,ana F M
Grant Deed
related
—
Oct 11, 2001
$770,000
Ana F Castro
Merrill,roark M & Shelley L
Grant Deed
$400,000 · Metwest Mortgage Source
Mar 27, 1997
$208,000
Roark M Merrill
Signal Hill Properties INC
Grant Deed
$180,000 · Ruth M Margolis Trustee
Feb 5, 1996
—
Hill Props Signal
Texas Capital Secs,
Quit Claim Deed
related
—
Nov 15, 1994
$500,000
Signal Hill Properties INC
Newport Carpet Mills INC
Trustees Deed
—
Jul 2, 1992
$160,000
Newport Carpet Mills INC
Hollister,robert
Grant Deed
—
—
—
Thomas P Mccabe
—
Deed Of Trust
related
$275,000 · Thomas E Cleary
—
—
Robert Hollister
—
Deed Of Trust
related
$1,000,000 · Sanwa Bank California
—
—
Ana F Castro
—
Deed Of Trust
related
$40,000 · Barbara Cleary
—
—
Roark M Merrill
—
Deed Of Trust
related
$23,000 · California Western Financial
—
—
Roark M Merrill
—
Deed Of Trust
related
$285,000 · Capitol Thrift & Loan
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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