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Property profile & analytics
OFF-MARKET
Estimated value
$10,500,000
Warehouses
2701 Signal Pkwy Long Beach, CA 90755-2206
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6615813
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1973
Construction
TILT-UP CONCRETE
Total area
29,380 SF
Lot
1.38 ac (60,008 SF)
Zoning code
SHM2*
APN
7212-021-022
UPID
US09-6615813
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
-
Kirby Studios Film Production
-
L.A. Prep Transport Transportation Infrastructure
-
Dave Folks Photography Service (Bike/Boat/Book/etc) Store
-
Competitive, Inc. Event Planning Wedding Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.50M
CAP Approach
CAP
$6.63M
Comparable Approach
Comparable
$9.03M
Blend (final)
Blend
$10.50M
Owner & transaction history
Skywater Signal Hill LLC · 2 yrs held
Skywater Signal Hill LLC
since 2024
Last sale
$10.5M
7 recorded transactions
Zoning & alternative use
SHM2* · Long Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$17.4M
+156.5%
Office building
$10.4M
+53.7%
Auto repair, garage
$9.3M
+37.3%
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 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
$10,500,000
ML approach
$10,500,000
CAP Approach
CAP Return
Estimation
6%
$7,180,000
6.5%
$6,630,000
7%
$6,155,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$6,770,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$17,365,000
Change: +157% · Conversion: Moderate
OFFICE BUILDING
$10,405,000
Change: +54% · Conversion: Difficult
AUTO REPAIR, GARAGE
$9,295,000
Change: +37% · Conversion: Easy
RETAIL STORES
$8,255,000
Change: +22% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$8,155,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$10.50M
Range $9.45M – $11.55M · ±10% · vs last sale $10.50M (May 16 2024)
Last sale anchor
$10.50M
May 16 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
$357 / 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
$84,012
Tax year 2024
Assessed value
$6,172,719
Assessed 2024
Previous assessed
$6,172,719
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$2,867,328
Assessed improvement
$3,305,391
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
1973
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
29,380 SF
Lot
1.38 ac (60,008 SF)
Zoning code
SHM2*
APN
7212-021-022
UPID
US09-6615813
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SHM2* · Long Beach, CA
Zoning SHM2* · permitted uses
SHM2* · 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
WAREHOUSE, STORAGE Current
Est. value
$6.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$17.4M
OFFICE BUILDING
Est. value
$10.4M
AUTO REPAIR, GARAGE
Est. value
$9.3M
RETAIL STORES
Est. value
$8.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$8.2M
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1973
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.38 ac
Current owner
From public records · entity-resolved
Skywater Signal Hill LLC
Entity
Mailing address
1 RE MICHEL DR, GLEN BURNIE, MD 21060-6408
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 16, 2024
$10,500,000
Skywater Signal Hill LLC
2701 LLC
Grant Deed
—
Mar 11, 2020
—
2701 LLC
—
Deed
related
$4,450,000 · City National Bank
Feb 1, 2017
$5,425,000
2701 LLC
The Signal Parkway Bldg LLC
Grant Deed
$4,610,200 · Wells Fargo Bank NA
Jul 10, 2006
—
Signal Parkway Bldg LLC
Dubar,thomas C
Grant Deed
—
Jun 22, 2006
$4,588,000
Park Center Exchange I LLC
Kirby Family Trust
Grant Deed
—
Jun 22, 2006
—
Thomas C Dubar
Park Center Exchange I LLC
Grant Deed
—
Jul 22, 2005
$3,000,000
Kirby Family Trust
Nova Rentals
Grant Deed
$2,250,000 · Union Bank Of California
Nov 15, 2001
—
Nova Rentals
Derenia,m I Tr
Grant Deed
related
—
Oct 19, 2001
—
Derenia,margaret I Tr
Nova,const
Grant Deed
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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