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Property profile & analytics
OFF-MARKET
Estimated value
$2,995,000
Investment properties
250 Pacific Ave Long Beach, CA 90802-3000
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6304683
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1992
Construction
WOOD
Total area
19,492 SF
Lot
2.03 ac (88,438 SF)
Zoning code
LBPD 30
APN
7280-021-066
UPID
US09-6304683
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
-
Aydin Photography Services - aydinphoto.com Photography Service (Bike/Boat/Book/etc) Store
-
Keisha Frazier Coaching Gym & Fitness Center
-
Social Monster Marketing & Advertising
-
Unity Solutions Advertising Agency Marketing & Advertising
-
Christine E. Pariseau, RD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.00M
Owner & transaction history
Gs Long Beach LLC · 8 yrs held
Gs Long Beach LLC
since 2018
7 recorded transactions
Zoning & alternative use
LBPD 30 · Long Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,515,000
Current use
Blend value · Realmo final
$3.00M
Range $2.70M – $3.29M · ±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
$154 / 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
$55,104
Tax year 2024
Assessed value
$4,156,398
Assessed 2024
Previous assessed
$4,156,398
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$910,350
Assessed improvement
$3,246,048
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1992
Construction
WOOD
Heating
NONE
Stories
1
Units
20
Bathrooms
25
Total area
19,492 SF
Lot
2.03 ac (88,438 SF)
Zoning code
LBPD 30
APN
7280-021-066
UPID
US09-6304683
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LBPD 30 · Long Beach, CA
Zoning LBPD 30 · permitted uses
LBPD 30 · 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
COMMERCIAL (GENERAL) Current
Est. value
$4.5M
COMMERCIAL (GENERAL) Current
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
WOOD
Heating
NONE
Stories
1
Units
20
Bathrooms
25
Lot
2.03 ac
Current owner
From public records · entity-resolved
Gs Long Beach LLC
Entity
Mailing address
750 BERING DR STE #300, HOUSTON, TX 77057-2132
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 16, 2018
$84,200,000
Gs Long Beach LLC
Pacific Court-pine Square Ptrs
Trustees Deed
$46,310,000 · Miscellaneous Ins Co
Nov 1, 2012
—
Pacific Court-pine Square Ptrs
—
Grant Deed
related
$36,000,000 · Bank Of America/il
Dec 28, 2001
—
Villa La Palma LLC
—
Deed Of Trust
related
$6,500,000 · First Bank & Trust
Nov 15, 2000
—
Villa La Palma Properties LLC
—
Deed Of Trust
related
$6,000,000 · Meruelo Enterprises INC
Jan 6, 1999
—
245 Pacific Court Acquisition
—
Deed Of Trust
related
—
Oct 18, 1993
—
Janss Tys Long Beach Assoc
—
Deed Of Trust
related
—
—
—
Pacific Court-pine Square Ptrs
—
Loan Modification
related
$45,000,000 · Bank Of America
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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