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Property profile & analytics
OFF-MARKET
Estimated value
$3,570,000
Community centers
2661 Florence Ave, Huntington Park, CA 90255-4793
Individually Owned
30-yr Hold
~
Est. High Equity
Property ID
US09-7791579
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1963
Construction
WOOD
Total area
17,067 SF
Lot
1.06 ac (46,115 SF)
Zoning code
HPCG
APN
6322-025-047
UPID
US09-7791579
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.57M
Owner & transaction history
James R Watson · 30 yrs held
James R Watson
since 1996
6 recorded transactions
Zoning & alternative use
HPCG · Huntington Park, 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 Huntington Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Huntington Park 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$209 / 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
$39,751
Tax year 2024
Assessed value
$2,049,253
Assessed 2024
Previous assessed
$2,049,253
+0.0% YoY
Effective rate
1.94%
On assessed value
Assessed land
$1,117,733
Assessed improvement
$931,520
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1963
Construction
WOOD
Heating
NONE
Stories
1
Total area
17,067 SF
Lot
1.06 ac (46,115 SF)
Zoning code
HPCG
APN
6322-025-047
UPID
US09-7791579
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
HPCG · Huntington Park, CA
Zoning HPCG · permitted uses
HPCG · Huntington Park, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Huntington Park. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1963
Construction
WOOD
Heating
NONE
Stories
1
Lot
1.06 ac
Current owner
From public records · entity-resolved
James R Watson
Individual
Mailing address
PO BOX 610, SEAL BEACH, CA 90740-0610
Ownership since
1996
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
Dec 18, 2017
—
Fiesta I LLC
—
Grant Deed
related
$9,750,000 · Pacific Premier Bk
Feb 1, 1996
$262,500
James R Watson
Frank,richard
Grant Deed
$1,920,000 · Fremont Investment & Loan
Oct 27, 1995
$378,640
Richard Frank
Mackay,dana J & Stephanie M
Trustees Deed
—
Jun 11, 1992
—
Dana J Mackay
Mackay,dana J
Quit Claim Deed
related
$350,000 · Individual
—
—
James R Watson
—
Deed Of Trust
related
$584,000 · Individual
—
—
James R Watson
—
Deed Of Trust
related
$584,000 · Individual
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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