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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Warehouses
2646 Saint Louis Ave Signal Hill, CA 90755-2024
Individually Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0416333
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2006
Construction
TILT-UP CONCRETE
Total area
2,500 SF
Lot
0.15 ac (6,421 SF)
Zoning code
SHM1*
APN
7212-015-054
UPID
US10-0416333
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
$370k
CAP Approach
CAP
$565k
Comparable Approach
Comparable
$523k
Blend (final)
Blend
$575k
Owner & transaction history
Gregory T Vanley Retirement Plan · 3 yrs held
Gregory T Vanley Retirement Plan
since 2022
7 recorded transactions
Zoning & alternative use
SHM1* · Signal Hill, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$885,000
+53.7%
Auto repair, garage
$790,000
+37.3%
Retail stores
$700,000
+21.9%
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
by Request
ML approach
$370,000
CAP Approach
CAP Return
Estimation
6%
$610,000
6.5%
$565,000
7%
$525,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$575,000
Current use
OFFICE BUILDING
$885,000
Change: +54% · Conversion: Difficult
AUTO REPAIR, GARAGE
$790,000
Change: +37% · Conversion: Easy
RETAIL STORES
$700,000
Change: +22% · Conversion: Moderate
COMMERCIAL (GENERAL)
$600,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$575k
Range $518k – $633k · ±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
$230 / 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
$12,310
Tax year 2024
Assessed value
$919,448
Assessed 2024
Previous assessed
$919,448
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$262,695
Assessed improvement
$656,753
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
Off-Market
Year built
2006
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
2,500 SF
Lot
0.15 ac (6,421 SF)
Zoning code
SHM1*
APN
7212-015-054
UPID
US10-0416333
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SHM1* · Signal Hill, CA
Zoning SHM1* · permitted uses
SHM1* · 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
WAREHOUSE, STORAGE Current
Est. value
$575,000
OFFICE BUILDING
Est. value
$885,000
AUTO REPAIR, GARAGE
Est. value
$790,000
RETAIL STORES
Est. value
$700,000
COMMERCIAL (GENERAL)
Est. value
$600,000
WAREHOUSE, STORAGE Current
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
2006
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Gregory T Vanley Retirement Plan
Individual
Free & Clear · 3 yrs held
Mailing address
276 BENTLEY CIR, LOS ANGELES, CA 90049-2414
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 16, 2022
—
Gregory T Vanley Retirement Plan
Coast Radiology & Medical Imaging S
Grant Deed
—
Nov 16, 2006
$700,000
Gregory T Vanley
Feinberg Group INC
Grant Deed
—
Nov 16, 2006
—
Feinberg Group INC
Feinberg,j Jay
Quit Claim Deed
—
Sep 29, 2005
—
John J Feinberg
—
Trustees Deed
related
$400,000 · International City Bank
Sep 23, 2005
$400,000
J J Feinberg
Palmer 1989 Family Trust
Grant Deed
$200,000 · Owen R Lee
Sep 23, 2005
—
J J Feinberg
Feinberg,karen J
Quit Claim Deed
related
—
May 11, 1990
$115,000
Palmer Family Tr
Holz John C
Grant Deed
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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