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Property profile & analytics
OFF-MARKET
Estimated value
$580,000
Grocery and convenience stores
2801 Pacific Coast Hwy Signal Hill, CA 90755-1631
Entity Owned
22-yr Hold
~
Est. High Equity
Property ID
US09-6618075
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2001
Construction
TILT-UP CONCRETE
Total area
2,600 SF
Lot
0.21 ac (9,032 SF)
Zoning code
SHCG*
APN
7217-012-001
UPID
US09-6618075
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
$660k
Comparable Approach
Comparable
$403k
Blend (final)
Blend
$580k
Owner & transaction history
Breakwater Group LLC · 22 yrs held
Breakwater Group LLC
since 2004
7 recorded transactions
Zoning & alternative use
SHCG* · Signal Hill, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$920,000
+26.0%
Auto repair, garage
$820,000
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$715,000
6.5%
$660,000
7%
$615,000
Alternative Use
Use
Estimation
RETAIL STORES
$730,000
Current use
OFFICE BUILDING
$920,000
Change: +26% · Conversion: Easy
AUTO REPAIR, GARAGE
$820,000
Change: +13% · Conversion: Difficult
COMMERCIAL (GENERAL)
$625,000
Change: -15% · Conversion: Easy
WAREHOUSE, STORAGE
$600,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$580k
Range $522k – $638k · ±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
$223 / 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
$9,377
Tax year 2024
Assessed value
$627,240
Assessed 2024
Previous assessed
$627,240
+0.0% YoY
Effective rate
1.49%
On assessed value
Assessed land
$320,590
Assessed improvement
$306,650
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2001
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
3
Total area
2,600 SF
Lot
0.21 ac (9,032 SF)
Zoning code
SHCG*
APN
7217-012-001
UPID
US09-6618075
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SHCG* · Signal Hill, CA
Zoning SHCG* · permitted uses
SHCG* · 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
$730,000
OFFICE BUILDING
Est. value
$920,000
AUTO REPAIR, GARAGE
Est. value
$820,000
COMMERCIAL (GENERAL)
Est. value
$625,000
WAREHOUSE, STORAGE
Est. value
$600,000
RETAIL STORES Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
2001
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
3
Lot
0.21 ac
Current owner
From public records · entity-resolved
Breakwater Group LLC
Entity
Mailing address
2801 E PACIFIC COAST HWY, SIGNAL HILL, CA 90755-1631
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2004
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
Feb 14, 2020
—
Breakwater Group LLC
—
Deed
related
$128,070 · Mark S Malan
Nov 15, 2016
—
Breakwater Group LLC
—
Deed
related
$231,172 · Mark S Malan
Feb 4, 2004
$450,000
Breakwater Group LLC
Fayad,bechara
Grant Deed
$250,000 · Brooks Trust
Nov 14, 2000
—
Bechara Fayad
—
Grant Deed
related
$598,000 · Business Bank Of California
Jul 15, 1999
$60,000
Bechara Fayad
Pacific Coast Hgwy & Ellis
Grant Deed
$210,000 · Pacific Coast Highway & Ellis
—
—
Pacific Coast Hw
—
Deed Of Trust
related
$180,000 · Individual
—
—
Breakwater Group LLC
—
Deed Of Trust
related
$231,172 · Mark S Malan
—
—
Breakwater Group LLC
—
Deed Of Trust
related
$128,070 · Mark S Malan
—
—
Bechara Fayad
—
Deed Of Trust
related
$340,000 · Business Bank Of California
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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