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Property profile & analytics
OFF-MARKET
Estimated value
$65,320,000
Manufacturing properties
2323 Firestone Blvd South Gate, CA 90280-2684
Entity Owned
~
Est. High Equity
Property ID
US09-6335728
Property profile
Verified
Property type
Manufacturing properties
Use group
HEAVY MANUFACTURING
Year built
1941
Construction
STEEL FRAME
Total area
492,869 SF
Lot
19.32 ac (841,568 SF)
Zoning code
SGM3
APN
6204-034-002
UPID
US09-6335728
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
-
Elite Performance Club Gym & Fitness Center
-
FHC Manufacturing and Aluminum Industrial Manufacturer Production Facility
-
Privilege International Inc Big Box & Wholesale Store
-
Arcadia Custom Home Decor Store Department Store
-
Insurance Agency Of Dillon Molica LLC Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$88.61M
Comparable Approach
Comparable
$40.66M
Blend (final)
Blend
$65.32M
Owner & transaction history
2323 Real Holdings LLC
2323 Real Holdings LLC
since 2025
Last sale
$66.0M
4 recorded transactions
Zoning & alternative use
SGM3 · South Gate, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$104.7M
+17.0%
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%
$95,995,000
6.5%
$88,610,000
7%
$82,280,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$89,480,000
Current use
COMMERCIAL (GENERAL)
$104,680,000
Change: +17% · Conversion: Difficult
Blend value · Realmo final
$65.32M
Range $58.79M – $71.85M · ±10% · vs last sale $66.00M (Jun 12 2025)
Last sale anchor
$66.00M
Jun 12 2025
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
$133 / 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
$311,852
Tax year 2024
Assessed value
$20,070,243
Assessed 2024
Previous assessed
$20,070,243
+0.0% YoY
Effective rate
1.55%
On assessed value
Assessed land
$10,816,441
Assessed improvement
$9,253,802
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
Manufacturing properties
Use group
HEAVY MANUFACTURING
Status
Off-Market
Year built
1941
Construction
STEEL FRAME
Heating
NONE
Buildings
4
Stories
1
Total area
492,869 SF
Lot
19.32 ac (841,568 SF)
Zoning code
SGM3
APN
6204-034-002
UPID
US09-6335728
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SGM3 · South Gate, CA
Zoning SGM3 · permitted uses
SGM3 · 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
INDUSTRIAL (GENERAL) Current
Est. value
$89.5M
COMMERCIAL (GENERAL)
Est. value
$104.7M
INDUSTRIAL (GENERAL) 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
1941
Construction
STEEL FRAME
Heating
NONE
Stories
1
Buildings
4
Lot
19.32 ac
Current owner
From public records · entity-resolved
2323 Real Holdings LLC
Entity
Mailing address
2323 FIRESTONE BLVD, SOUTH GATE, CA 90280-2684
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 12, 2025
$66,000,000
2323 Real Holdings LLC
Emr Holdings LLC
Grant Deed
—
Sep 12, 2025
—
Emr Holdings LLC
2323 Firestone Holdings LLC
Deed
related
—
Jun 26, 2023
—
Emr Holdings LLC
Eddy Sarraf
Intrafamily Transfer
related
—
Jul 24, 2001
—
Santa Fe-firestone
Meredith-firestone
Quit Claim Deed
related
—
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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