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Property profile & analytics
OFF-MARKET
Estimated value
$980,000
Apartment buildings
2499 19th St Signal Hill, CA 90755-6064
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9602745
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1956
Construction
WOOD
Total area
4,644 SF
Lot
0.16 ac (7,058 SF)
Zoning code
SHR4*
APN
7216-018-025
UPID
US09-9602745
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
$980k
CAP Approach
CAP
$1.37M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$980k
Owner & transaction history
Signal Hill Villas LLC · 2 yrs held
Signal Hill Villas LLC
since 2024
Last sale
$980,000
7 recorded transactions
Zoning & alternative use
SHR4* · Signal Hill, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.5M
+14.0%
Retail stores
$1.3M
+1.3%
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
$980,000
ML approach
$980,000
CAP Approach
CAP Return
Estimation
6%
$1,480,000
6.5%
$1,365,000
7%
$1,270,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,290,000
Current use
AUTO REPAIR, GARAGE
$1,470,000
Change: +14% · Conversion: Difficult
RETAIL STORES
$1,305,000
Change: +1% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,115,000
Change: -14% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,070,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$980k
Range $882k – $1.08M · ±10% · vs last sale $980k (Feb 1 2024)
Last sale anchor
$980k
Feb 1 2024
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
$211 / 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
$18,453
Tax year 2024
Assessed value
$1,263,276
Assessed 2024
Previous assessed
$1,263,276
+0.0% YoY
Effective rate
1.46%
On assessed value
Assessed land
$643,876
Assessed improvement
$619,400
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
1956
Construction
WOOD
Heating
NONE
Cooling
YES
Units
8
Bathrooms
8
Total area
4,644 SF
Lot
0.16 ac (7,058 SF)
Zoning code
SHR4*
APN
7216-018-025
UPID
US09-9602745
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SHR4* · Signal Hill, CA
Zoning 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
Signal Hill. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.5M
RETAIL STORES
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
RETAIL STORES
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1956
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
8
Bathrooms
8
Lot
0.16 ac
Current owner
From public records · entity-resolved
Signal Hill Villas LLC
Entity
Free & Clear · 2 yrs held
Mailing address
2116 RIDGEVIEW TER DR, SIGNAL HILL, CA 90755-1042
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Feb 1, 2024
—
Signal Hill Villas LLC
Haig Mihranian
Intrafamily Transfer
related
—
May 3, 2010
—
Mihranian Haig Family Trust
Mihranian,haig
Quit Claim Deed
related
—
Feb 15, 2008
—
Haig Mihranian
Mihranian,karina Z
Quit Claim Deed
related
—
Feb 15, 2008
$980,000
Haig Mihranian
Keiser,frank T & Davina M
Grant Deed
$637,000 · Malaga Bank Fsb
Nov 18, 2004
$850,000
Frank T Keiser
Long Beach City College Foun
Grant Deed
$595,000 · One United Bank
Mar 11, 1994
$212,500
Long Beach City College Founda
Parker,larry H &
Trustees Deed
—
Mar 11, 1994
—
Parker,larry H&irene F Trustee
Parker,l H&i F T
Quit Claim Deed
related
—
Mar 24, 1992
—
Parker Larry
—
Deed Of Trust
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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