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Property profile & analytics
OFF-MARKET
Estimated value
$6,515,000
Medical Office Space
202 Wardlow Rd, Long Beach, CA 90807
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7040370
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1964
Construction
TILT-UP CONCRETE
Total area
8,691 SF
Lot
0.46 ac (19,953 SF)
Zoning code
LBCCA
APN
7204-014-036
UPID
US09-7040370
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
$6.25M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.52M
Owner & transaction history
PC Developments LLC · 3 yrs held
PC Developments LLC
since 2022
Last sale
$6.6M
7 recorded transactions
Zoning & alternative use
LBCCA · Long Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$6,615,000
ML approach
$6,250,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$5,940,000
Current use
RESTAURANT
$5,420,000
Change: -9% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,135,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$6.52M
Range $5.86M – $7.17M · ±10% · vs last sale $6.60M (Jul 22 2022)
Last sale anchor
$6.60M
Jul 22 2022
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
$750 / 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
$86,688
Tax year 2024
Assessed value
$6,732,000
Assessed 2024
Previous assessed
$6,732,000
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$2,448,000
Assessed improvement
$4,284,000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1964
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
8,691 SF
Lot
0.46 ac (19,953 SF)
Zoning code
LBCCA
APN
7204-014-036
UPID
US09-7040370
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LBCCA · Long Beach, CA
Zoning LBCCA · permitted uses
LBCCA · 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
MEDICAL BUILDING Current
Est. value
$5.9M
RESTAURANT
Est. value
$5.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.1M
MEDICAL BUILDING Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
1964
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.46 ac
Current owner
From public records · entity-resolved
PC Developments LLC
Entity
Mailing address
250 W WARDLOW RD, LONG BEACH, CA 90807-4429
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 22, 2022
$6,600,000
PC Developments LLC
Cellective Properties LLC
Grant Deed
—
Dec 27, 2017
—
Cellective Properties LLC
—
Trustees Deed
related
$995,221 · Jp Morgan Chase Bk
Jun 29, 2016
$1,695,000
Cellective Properties LLC
Walter S Buckley III
Grant Deed
$1,356,000 · Jpmorgan Chase Bank NA
Jul 26, 2012
—
Buckley Walter S Family Trust
Buckley Walter S Trust
Quit Claim Deed
related
—
Aug 17, 2010
—
Buckley Walter S Trust
Buckley,walter S III
Quit Claim Deed
related
—
Jun 13, 1997
—
Walter S Buckley
Buckley,a
Quit Claim Deed
related
—
—
—
Walter S Buckley
—
Deed Of Trust
related
$500,000 · City National Bank
—
—
Walter S Buckley
—
Deed Of Trust
related
$360,000 · Pcb Service Corp
—
—
Walter S Buckley
—
Deed Of Trust
related
$599,665 · National Bank Long Beach
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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