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Property profile & analytics
OFF-MARKET
Estimated value
$2,690,000
Apartment buildings
2348 Lemon Ave Signal Hill, CA 90755-3439
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6358566
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1963
Construction
WOOD
Total area
7,436 SF
Lot
0.16 ac (7,152 SF)
Zoning code
SHR2*
APN
7211-020-020
UPID
US09-6358566
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
$2.61M
CAP Approach
CAP
$2.19M
Comparable Approach
Comparable
$2.88M
Blend (final)
Blend
$2.69M
Owner & transaction history
Lemon Sh LLC · 4 yrs held
Lemon Sh LLC
since 2022
Last sale
$3.0M
6 recorded transactions
Zoning & alternative use
SHR2* · Signal Hill, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Title 20 ZONING
Top alternative use upside
Neighborhood: shopping center
$4.4M
+113.0%
Office building
$2.6M
+27.6%
Auto repair, garage
$2.4M
+14.0%
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 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
$2,480,000
ML approach
$2,605,000
CAP Approach
CAP Return
Estimation
6%
$2,370,000
6.5%
$2,190,000
7%
$2,030,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,065,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$4,395,000
Change: +113% · Conversion: Difficult
OFFICE BUILDING
$2,635,000
Change: +28% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,350,000
Change: +14% · Conversion: Difficult
RETAIL STORES
$2,090,000
Change: +1% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,785,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$2.69M
Range $2.42M – $2.96M · ±10% · vs last sale $3.00M (Apr 29 2022)
Last sale anchor
$3.00M
Apr 29 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
$362 / 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
$41,923
Tax year 2024
Assessed value
$3,116,718
Assessed 2024
Previous assessed
$3,116,718
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$2,080,800
Assessed improvement
$1,035,918
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
1963
Construction
WOOD
Heating
NONE
Units
9
Bathrooms
9
Total area
7,436 SF
Lot
0.16 ac (7,152 SF)
Zoning code
SHR2*
APN
7211-020-020
UPID
US09-6358566
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SHR2* · Signal Hill, CAZoning SHR2* · permitted uses
SHR2* · 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
$2.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.4M
OFFICE BUILDING
Est. value
$2.6M
AUTO REPAIR, GARAGE
Est. value
$2.4M
RETAIL STORES
Est. value
$2.1M
COMMERCIAL (GENERAL)
Est. value
$1.8M
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
1963
Construction
WOOD
Heating
NONE
Units
9
Bathrooms
9
Lot
0.16 ac
Current owner
From public records · entity-resolved
Lemon Sh LLC
Entity
Mailing address
2532 GUNDRY AVE, SIGNAL HILL, CA 90755-3522
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 29, 2022
$2,995,000
Lemon Sh LLC
John Randy Torpin
Grant Deed
$1,200,000 · Citadel Servicing Corporation
Sep 6, 2017
—
John Randy Torpin
—
Deed
related
$855,000 · Jpmorgan Chase Bank NA
Jan 26, 2007
—
Torpin Of Gotlib Trust
Torpin,john R & Susan G
Quit Claim Deed
related
—
Jan 3, 2007
—
John R Torpin
Torpin,randy & Susan G
Quit Claim Deed
related
—
May 5, 2004
$1,050,000
Randy Torpin
Key,tr
Grant Deed
$500,000 · Hawthorne Savings Bank Fsb
—
—
Randy Torpin
—
Deed Of Trust
related
$715,000 · Commercial Capital Bank Fsb
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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