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Property profile & analytics
OFF-MARKET
Estimated value
$14,215,000
Retail space
2701 Cherry Ave Signal Hill, CA 90755-2010
Entity Owned
6-yr Hold
Free & Clear
Property ID
US10-0416321
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1994
Construction
TILT-UP CONCRETE
Total area
45,236 SF
Lot
4.13 ac (179,838 SF)
Zoning code
SHM1*
APN
7212-012-088
UPID
US10-0416321
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
$9.55M
CAP Approach
CAP
$11.48M
Comparable Approach
Comparable
$8.94M
Blend (final)
Blend
$14.22M
Owner & transaction history
Agree Signal Hill Ca LLC · 6 yrs held
Agree Signal Hill Ca LLC
since 2020
Last sale
$16.0M
7 recorded transactions
Zoning & alternative use
SHM1* · Signal Hill, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$16.0M
+26.0%
Auto repair, garage
$14.3M
+12.6%
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
$17,490,000
ML approach
$9,550,000
CAP Approach
CAP Return
Estimation
6%
$12,435,000
6.5%
$11,480,000
7%
$10,660,000
Alternative Use
Use
Estimation
RETAIL STORES
$12,710,000
Current use
OFFICE BUILDING
$16,020,000
Change: +26% · Conversion: Easy
AUTO REPAIR, GARAGE
$14,310,000
Change: +13% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$12,555,000
Change: -1% · Conversion: Difficult
COMMERCIAL (GENERAL)
$10,855,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$14.22M
Range $12.79M – $15.64M · ±10% · vs last sale $16.00M (Jan 29 2020)
Last sale anchor
$16.00M
Jan 29 2020
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
$314 / 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
$230,891
Tax year 2024
Assessed value
$17,155,231
Assessed 2024
Previous assessed
$17,155,231
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$8,899,276
Assessed improvement
$8,255,955
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1994
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
45,236 SF
Lot
4.13 ac (179,838 SF)
Zoning code
SHM1*
APN
7212-012-088
UPID
US10-0416321
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
RETAIL STORES Current
Est. value
$12.7M
OFFICE BUILDING
Est. value
$16.0M
AUTO REPAIR, GARAGE
Est. value
$14.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$12.6M
COMMERCIAL (GENERAL)
Est. value
$10.9M
RETAIL STORES Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
1994
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
4.13 ac
Current owner
From public records · entity-resolved
Agree Signal Hill Ca LLC
Entity
Free & Clear · 6 yrs held
Mailing address
PO BOX 460389, HOUSTON, TX 77056-8389
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
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
Jan 29, 2020
$16,000,000
Agree Signal Hill Ca LLC
Ue Trust Cherry Avenue LP
Grant Deed
—
Oct 27, 2006
$13,283,000
Vno Tru Cherry Avenue
Toys R Us-delaware INC
Grant Deed
—
Jan 13, 1995
—
Signal Hill Cy
Toys,r Us
Grant Deed
related
—
Jul 21, 1994
—
Cherry Ave Assoc
Hydro-teset INC,
Grant Deed
related
—
Feb 19, 1988
—
Hydro-test INC
—
Deed Of Trust
related
—
—
—
Hydro Test INC
—
Deed Of Trust
related
—
—
—
Hydro Test INC
—
Deed Of Trust
related
$882,352 · Individual
—
—
Hydro Test INC
—
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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