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Property profile & analytics
OFF-MARKET
Estimated value
$1,390,000
Retail space
2086 Pacific Ave Long Beach, CA 90806-4654
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US10-0434805
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1927
Construction
TILT-UP CONCRETE
Total area
6,513 SF
Lot
0.17 ac (7,500 SF)
Zoning code
LBCNP
APN
7209-019-002
UPID
US10-0434805
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
-
Tacos Guadalajara Restaurant
-
H & R Auto Body Shop Auto Repair Shop
-
Tebo's Taqueria Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.45M
Comparable Approach
Comparable
$1.77M
Blend (final)
Blend
$1.39M
Owner & transaction history
Russell J Singer · 1 yrs held
Russell J Singer
since 2024
7 recorded transactions
Zoning & alternative use
LBCNP · Long Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.3M
+47.4%
Auto repair, garage
$2.1M
+31.6%
Warehouse, storage
$1.8M
+15.7%
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%
$1,565,000
6.5%
$1,445,000
7%
$1,345,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,565,000
Current use
OFFICE BUILDING
$2,305,000
Change: +47% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,060,000
Change: +32% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,810,000
Change: +16% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,660,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$1.39M
Range $1.25M – $1.53M · ±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
$213 / 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
$16,802
Tax year 2024
Assessed value
$1,186,604
Assessed 2024
Previous assessed
$1,186,604
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$486,671
Assessed improvement
$699,933
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1927
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
6,513 SF
Lot
0.17 ac (7,500 SF)
Zoning code
LBCNP
APN
7209-019-002
UPID
US10-0434805
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LBCNP · Long Beach, CA
Zoning LBCNP · permitted uses
LBCNP · 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
RETAIL STORES Current
Est. value
$1.6M
OFFICE BUILDING
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$2.1M
WAREHOUSE, STORAGE
Est. value
$1.8M
INDUSTRIAL (GENERAL)
Est. value
$1.7M
RETAIL STORES Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
1927
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Russell J Singer
Individual
Mailing address
PO BOX 485, LAGUNA BEACH, CA 92652-0485
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 12, 2024
—
Russell J Singer
Port Properties INC
Grant Deed
—
Jun 13, 2022
—
Port Properties INC
—
Deed
related
$500,000 · Baines Family Trust
Sep 18, 2018
—
Port Properties INC
—
Deed
related
$375,000 · Tesser LLC +
Aug 3, 2018
$1,085,000
Port Properties INC
Gelber H & E Q Trust
Grant Deed
—
Jan 31, 2011
—
Garfield Family Trust
Garfield Family Trust
Quit Claim Deed
related
—
Jun 24, 1992
—
Gelber Elsie Q Tr
—
Deed Of Trust
related
—
—
—
Port Properties INC
—
Deed Of Trust
related
$375,000 · Tesser LLC +
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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