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Property profile & analytics
FOR SALE
Grocery and convenience stores
2338 Pacific Ave Long Beach, CA 90806
Individually Owned
21-yr Hold
~
Est. High Equity
Property ID
US09-6881347
For Sale
1 / 16
$1,150,000
2338 Pacific Ave, Long Beach, CA 90806
View Listing →
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1939
Construction
WOOD
Total area
3,284 SF
Lot
0.18 ac (7,787 SF)
Zoning code
LBCNP
APN
7205-017-030
UPID
US09-6881347
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
-
Slapperz.co Clothing & Fashion Store (Bike/Boat/Book/etc) Store
-
UPS Access Point location Courier Service Postal Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$730k
Comparable Approach
Comparable
$625k
Blend (final)
Blend
$665k
Owner & transaction history
William R Mcdonald · 21 yrs held
William R Mcdonald
since 2004
7 recorded transactions
Zoning & alternative use
LBCNP · Long Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.0M
+31.6%
Warehouse, storage
$915,000
+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%
$790,000
6.5%
$730,000
7%
$675,000
Alternative Use
Use
Estimation
RETAIL STORES
$790,000
Current use
AUTO REPAIR, GARAGE
$1,040,000
Change: +32% · Conversion: Difficult
WAREHOUSE, STORAGE
$915,000
Change: +16% · Conversion: Difficult
COMMERCIAL (GENERAL)
$790,000
Change: 0% · Conversion: Easy
Blend value · Realmo final
$665k
Range $599k – $732k · ±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
$202 / 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
$10,572
Tax year 2024
Assessed value
$778,932
Assessed 2024
Previous assessed
$778,932
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$273,305
Assessed improvement
$505,627
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
For Sale
Year built
1939
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Units
3
Bathrooms
4
Total area
3,284 SF
Lot
0.18 ac (7,787 SF)
Zoning code
LBCNP
APN
7205-017-030
UPID
US09-6881347
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
$790,000
AUTO REPAIR, GARAGE
Est. value
$1.0M
WAREHOUSE, STORAGE
Est. value
$915,000
COMMERCIAL (GENERAL)
Est. value
$790,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
1939
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Units
3
Bathrooms
4
Lot
0.18 ac
Current owner
From public records · entity-resolved
William R Mcdonald
Individual
Mailing address
2336 PACIFIC AVE, LONG BEACH, CA 90806-3052
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 22, 2004
—
William R Mcdonald
Sieng,vouchmeng
Grant Deed
related
—
Jul 21, 2004
$570,000
Vouchemeng Sieng
Hawari,marwan A
Grant Deed
$330,000 · Ernest & Martha J Klien
Apr 7, 1997
$130,000
Marwan A Hawari
Jerew,bernice H
Grant Deed
$115,000 · Individual
Apr 21, 1994
$197,500
Jack L Jerew
Mckenna,william
Grant Deed
$127,500 · Seller
Aug 4, 1989
$177,000
Tobol
Thornton Russell
Trustees Deed
$77,000 · Thornton Russell
May 24, 1989
—
Thorn 0006521 01
Rusty
Trustees Deed
related
—
—
—
William R Mcdonald
—
Deed Of Trust
related
$350,000 · United Commercial Bank
—
—
William R Mcdonald
—
Deed Of Trust
related
$480,000 · Interbay Funding 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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