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Property profile & analytics
OFF-MARKET
Estimated value
$4,000,000
Apartment buildings
2165 21st St Signal Hill, CA 90755-5932
Entity Owned
14-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7009350
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1961
Construction
WOOD
Total area
23,880 SF
Lot
0.55 ac (23,755 SF)
Zoning code
SHR4*
APN
7215-019-022
UPID
US09-7009350
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.00M
Owner & transaction history
2165 21st Apartments LLC · 14 yrs held
2165 21st Apartments LLC
since 2012
6 recorded transactions
Zoning & alternative use
SHR4* · Signal Hill, CA
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
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
APARTMENT HOUSE (5+ UNITS)
$6,625,000
Current use
COMMERCIAL (GENERAL)
$5,730,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$4.00M
Range $3.60M – $4.40M · ±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
$168 / 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
$65,075
Tax year 2024
Assessed value
$4,477,075
Assessed 2024
Previous assessed
$4,477,075
+0.0% YoY
Effective rate
1.45%
On assessed value
Assessed land
$2,069,780
Assessed improvement
$2,407,295
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1961
Construction
WOOD
Heating
NONE
Units
28
Bathrooms
43
Total area
23,880 SF
Lot
0.55 ac (23,755 SF)
Zoning code
SHR4*
APN
7215-019-022
UPID
US09-7009350
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SHR4* · Signal Hill, CAZoning SHR4* · permitted uses
SHR4* · Signal Hill, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Title 20 ZONING
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$6.6M
COMMERCIAL (GENERAL)
Est. value
$5.7M
APARTMENT HOUSE (5+ UNITS) Current
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
1961
Construction
WOOD
Heating
NONE
Units
28
Bathrooms
43
Lot
0.55 ac
Current owner
From public records · entity-resolved
2165 21st Apartments LLC
Entity
Mailing address
5491 E SORRENTO DR, LONG BEACH, CA 90803-3627
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 26, 2020
—
2165 21st Apartments LLC
—
Deed
related
$6,000,000 · First Foundation Bank
Jun 18, 2012
—
2165 21st Apartments LLC
Weinberg Family Trust
Grant Deed
—
Apr 18, 2012
$3,630,000
Weinberg Family Trust
Lopes C J 2002 Family Trust
Grant Deed
$2,720,000 · Lopes Conrad J 2005 Fam Trust
Aug 11, 2004
—
Lopes,tr
Loopes,conrad J
Grant Deed
related
—
Aug 13, 1998
—
Conrad J Lopes
Penick,s & F K
Quit Claim Deed
related
—
—
—
2165 21st Apartments LLC
—
Deed Of Trust
related
$3,525,000 · Jp Morgan Chase Bk
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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