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Property profile & analytics
FOR SALE
Warehouses
2455 Lewis Ave Signal Hill, CA 90755
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0416279
For Sale
1 / 12
$2,300,000
2455 Lewis Ave, Signal Hill, CA 90755
View Listing →
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1992
Construction
TILT-UP CONCRETE
Total area
6,589 SF
Lot
0.35 ac (15,411 SF)
Zoning code
SHM2*
APN
7211-022-065
UPID
US10-0416279
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
by Request
Comparable Approach
Comparable
$2.20M
Blend (final)
Blend
$2.61M
Owner & transaction history
Robert Clark Lee Properties LLC · 3 yrs held
Robert Clark Lee Properties LLC
since 2022
Last sale
$2.6M
4 recorded transactions
Zoning & alternative use
SHM2* · Signal Hill, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.1M
+170.7%
Neighborhood: shopping center
$3.9M
+156.5%
Office building
$2.3M
+53.7%
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 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
$2,670,000
ML approach
$2,610,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$4,110,000
Change: +171% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,895,000
Change: +157% · Conversion: Moderate
OFFICE BUILDING
$2,335,000
Change: +54% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,085,000
Change: +37% · Conversion: Easy
RETAIL STORES
$1,850,000
Change: +22% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$1,830,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$2.61M
Range $2.35M – $2.87M · ±10% · vs last sale $2.58M (Nov 23 2022)
Last sale anchor
$2.58M
Nov 23 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
$396 / 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
$34,407
Tax year 2024
Assessed value
$2,631,600
Assessed 2024
Previous assessed
$2,631,600
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$1,315,800
Assessed improvement
$1,315,800
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
For Sale
Year built
1992
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
6,589 SF
Lot
0.35 ac (15,411 SF)
Zoning code
SHM2*
APN
7211-022-065
UPID
US10-0416279
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SHM2* · Signal Hill, CA
Zoning SHM2* · permitted uses
SHM2* · Signal Hill, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Signal Hill. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$4.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.9M
OFFICE BUILDING
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$2.1M
RETAIL STORES
Est. value
$1.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.8M
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1992
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.35 ac
Current owner
From public records · entity-resolved
Robert Clark Lee Properties LLC
Entity
Mailing address
425 S HACIENDA BLVD, CITY OF INDUSTRY, CA 91745-1123
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 23, 2022
$2,580,000
Robert Clark Lee Properties LLC
Daniel O Dalton
Grant Deed
$1,715,000 · Mission Bank
Dec 1, 1999
—
Daniel O Dalton
Dalton,d & J
Quit Claim Deed
related
—
Dec 21, 1994
$369,000
Prettyman INC
Lewis Accord Ltd
Grant Deed
—
—
—
Daniel O Dalton
—
Deed Of Trust
related
$352,000 · Money Store Commercial Mtg
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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