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Property profile & analytics
OFF-MARKET
Estimated value
$1,100,000
Office buildings
1870 Obispo Ave, Signal Hill, CA 90755-1220
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6963786
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1910
Construction
WOOD
Total area
2,128 SF
Lot
0.19 ac (8,401 SF)
Zoning code
SHM1*
APN
7217-021-028
UPID
US09-6963786
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
$1.10M
CAP Approach
CAP
$890k
Comparable Approach
Comparable
$936k
Blend (final)
Blend
$1.10M
Owner & transaction history
1870 Obispo Ave LLC · 2 yrs held
1870 Obispo Ave LLC
since 2024
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
SHM1* · Signal Hill, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.5M
+93.0%
Neighborhood: shopping center
$1.3M
+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
$1,100,000
ML approach
$1,100,000
CAP Approach
CAP Return
Estimation
6%
$965,000
6.5%
$890,000
7%
$825,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$755,000
Current use
MEDICAL BUILDING
$1,455,000
Change: +93% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,260,000
Change: +67% · Conversion: Difficult
AUTO REPAIR, GARAGE
$675,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$1.10M
Range $990k – $1.21M · ±10% · vs last sale $1.10M (Jan 29 2024)
Last sale anchor
$1.10M
Jan 29 2024
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
$517 / 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
$6,982
Tax year 2024
Assessed value
$495,892
Assessed 2024
Previous assessed
$495,892
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$206,813
Assessed improvement
$289,079
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
1910
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Bathrooms
2
Total area
2,128 SF
Lot
0.19 ac (8,401 SF)
Zoning code
SHM1*
APN
7217-021-028
UPID
US09-6963786
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
OFFICE BUILDING Current
Est. value
$755,000
MEDICAL BUILDING
Est. value
$1.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$675,000
OFFICE BUILDING Current
MEDICAL BUILDING
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
1910
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Bathrooms
2
Lot
0.19 ac
Current owner
From public records · entity-resolved
1870 Obispo Ave LLC
Entity
Mailing address
3459 SHIPWAY AVE, LONG BEACH, CA 90808-3020
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 29, 2024
$1,100,000
1870 Obispo Ave LLC
Too Many Pencils LLC
Grant Deed
$700,000 · Jpmorgan Chase Bank NA
May 4, 2001
$320,000
Too Many Pencils LLC
Ellis,john F
Grant Deed
$223,930 · Far East National Bank
Mar 24, 1995
$126,500
John F Ellis
Florence M Noble Estate
Grant Deed
$125,460 · Plaza Home Mortgage Svc Corp
Aug 26, 1993
—
Noble Florence F Decd Est Of
—
Deed Of Trust
related
—
—
—
Too Many Pencils LLC
—
Deed Of Trust
related
$120,000 · Farmers & Merchants Bk/lng Bch
—
—
John F Ellis
—
Deed Of Trust
related
$52,100 · Pcm INC
—
—
Too Many Pencils LLC
—
Deed Of Trust
related
—
—
—
John F Ellis
—
Deed Of Trust
related
$29,600 · Quaker City Federal S & L
—
—
John F Ellis
—
Deed Of Trust
related
$130,471 · Marina Mortgage
—
—
John F Ellis
—
Deed Of Trust
related
$160,000 · Marina Mortgage
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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