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Property profile & analytics
OFF-MARKET
Estimated value
$1,665,000
Apartment buildings
2729 Independence Ave South Gate, CA 90280-2046
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6457964
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1964
Construction
WOOD
Total area
5,876 SF
Lot
0.21 ac (9,002 SF)
Zoning code
SGR3*
APN
6211-026-025
UPID
US09-6457964
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
$1.62M
CAP Approach
CAP
$1.46M
Comparable Approach
Comparable
$1.93M
Blend (final)
Blend
$1.67M
Owner & transaction history
Abdvi Aziz Khakwain · 2 yrs held
Abdvi Aziz Khakwain
since 2023
Last sale
$1.7M
7 recorded transactions
Zoning & alternative use
SGR3* · South Gate, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.7M
+124.4%
Office building
$2.6M
+121.4%
Warehouse, storage
$1.7M
+45.0%
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 South Gate submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South Gate 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
$1,650,000
ML approach
$1,620,000
CAP Approach
CAP Return
Estimation
6%
$1,575,000
6.5%
$1,455,000
7%
$1,350,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,190,000
Current use
MEDICAL BUILDING
$2,670,000
Change: +124% · Conversion: Moderate
OFFICE BUILDING
$2,635,000
Change: +121% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,725,000
Change: +45% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,250,000
Change: +5% · Conversion: Moderate
Blend value · Realmo final
$1.67M
Range $1.50M – $1.83M · ±10% · vs last sale $1.70M (Sep 13 2023)
Last sale anchor
$1.70M
Sep 13 2023
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
$283 / 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
$22,077
Tax year 2024
Assessed value
$1,695,000
Assessed 2024
Previous assessed
$1,695,000
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$1,000,000
Assessed improvement
$695,000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1964
Construction
WOOD
Heating
NONE
Cooling
YES
Units
6
Bathrooms
12
Total area
5,876 SF
Lot
0.21 ac (9,002 SF)
Zoning code
SGR3*
APN
6211-026-025
UPID
US09-6457964
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SGR3* · South Gate, CA
Zoning SGR3* · permitted uses
SGR3* · South Gate, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Gate. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$2.7M
OFFICE BUILDING
Est. value
$2.6M
WAREHOUSE, STORAGE
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$1.3M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
OFFICE BUILDING
WAREHOUSE, STORAGE
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
1964
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
6
Bathrooms
12
Lot
0.21 ac
Current owner
From public records · entity-resolved
Abdvi Aziz Khakwain
Individual
Mailing address
5121 ELMDALE DR, ROLLING HILLS ESTATES, CA 90274-2408
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 19, 2024
—
Abdul Aziz Khakwani
—
Deed
related
$1,940,000 · Dew Claw LLC
Sep 13, 2023
$1,695,000
Abdvi Aziz Khakwain
Rosa Maria Medina
Grant Deed
—
Feb 8, 2021
—
Rosa Maria Medina
—
Deed
related
$1,000,000 · Val Chris Investment INC
Jul 9, 2020
—
Medina,mr J V Trust
Rosa M Medina
Quit Claim Deed
related
$850,000 · Other Institutional Lenders
Oct 24, 2018
—
Rosa M Medina
—
Deed
related
$390,000 · Nlbd Cohen Family Ptshp LP
Jul 11, 2016
—
Rosa M Medina
—
Deed
related
$305,000 · Seaton Trust (rt)
Oct 18, 2011
—
Rosa M Medina
Medina,jose V
Affidavit Of Death
related
$100,000 · Traviss P J 2001 Charitable Re
Aug 9, 2011
—
Rosa M Medina
Medina,jose V
Affidavit Of Death
related
$60,000 · Grancell Sherman Trust
Feb 16, 2001
$375,000
Jose V Medina
Marinas,celia
Grant Deed
$238,600 · Abn Amro Mortgage Group INC
—
—
Roberto A Marinas
—
Deed Of Trust
related
$220,000 · American Savings Bank
—
—
Rosa M Medina
—
Deed Of Trust
related
$140,000 · Grancell Sherman Trust
—
—
Rosa M Medina
—
Deed Of Trust
related
$305,000 · Seaton Trust (rt)
—
—
Rosa M Medina
—
Deed Of Trust
related
$390,000 · Nlbd Cohen Family Ptshp LP
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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