Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$890,000
Retail space
13223 Paramount Blvd South Gate, CA 90280-7912
Entity Owned
5-yr Hold
Free & Clear
Property ID
US09-7422552
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1948
Construction
WOOD
Total area
4,050 SF
Lot
0.13 ac (5,492 SF)
Zoning code
SGC3YY
APN
6243-037-028
UPID
US09-7422552
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
-
Great White Disinfecting LLC Big Box & Wholesale Store
-
Boom squad academy Family Recreation Center
-
Exclusive Hair Studio Hair Salon
-
True Cuttz Barber Shop
-
MORA’S BARBER SHOP Barber Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.24M
Blend (final)
Blend
$890k
Owner & transaction history
Vsv LLC · 5 yrs held
Vsv LLC
since 2021
7 recorded transactions
Zoning & alternative use
SGC3YY · South Gate, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.2M
+38.6%
Commercial (general)
$860,000
+0.2%
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
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
RETAIL STORES
$860,000
Current use
WAREHOUSE, STORAGE
$1,190,000
Change: +39% · Conversion: Difficult
COMMERCIAL (GENERAL)
$860,000
Change: +0% · Conversion: Easy
Blend value · Realmo final
$890k
Range $801k – $979k · ±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
$220 / 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
$14,691
Tax year 2024
Assessed value
$1,117,451
Assessed 2024
Previous assessed
$1,117,451
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$636,724
Assessed improvement
$480,727
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1948
Construction
WOOD
Heating
NONE
Stories
1
Total area
4,050 SF
Lot
0.13 ac (5,492 SF)
Zoning code
SGC3YY
APN
6243-037-028
UPID
US09-7422552
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SGC3YY · South Gate, CA
Zoning SGC3YY · permitted uses
SGC3YY · 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
RETAIL STORES Current
Est. value
$860,000
WAREHOUSE, STORAGE
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$860,000
RETAIL STORES 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
WOOD
Heating
NONE
Stories
1
Lot
0.13 ac
Current owner
From public records · entity-resolved
Vsv LLC
Entity
Free & Clear · 5 yrs held
Mailing address
13223 PARAMOUNT BLVD, SOUTH GATE, CA 90280-7912
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
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
Jun 4, 2021
—
Vsv LLC
Vazgen Simonian
Grant Deed
—
Apr 13, 2006
$500,000
Vazgen Simonian
Osorio,eddy N R
Grant Deed
$350,000 · Greenpoint Mortgage Funding
Jul 7, 2005
$318,000
Eddy N R Osorio
Villeda Const & Remodeling INC
Grant Deed
$238,500 · Integrity Financial
Apr 23, 2003
$250,000
Construction Villeda
Arteaga,jose T & Yolanda
Grant Deed
—
Jul 28, 2000
$200,000
Jose T Arteaga
R & B Appliance Parts Psp
Grant Deed
$180,000 · Seller
Mar 2, 1994
—
R Sha
Murray,p
Grant Deed
related
—
Oct 4, 1991
$245,000
Bejar,richard
Guardian Exchang
Trustees Deed
$195,000 · Seller
—
—
Vazgen Simonian
—
Deed Of Trust
related
$120,000 · Shahriar Yousefia
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 13223 Paramount Blvd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
