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Property profile & analytics
OFF-MARKET
Estimated value
$2,845,000
Office buildings
2825 Temple Ave, Signal Hill, CA 90755-2212
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9610921
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1980
Construction
WOOD
Total area
10,119 SF
Lot
4.75 ac (206,902 SF)
Zoning code
SHM2*
APN
7212-005-036
UPID
US09-9610921
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
$2.50M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.61M
Blend (final)
Blend
$2.85M
Owner & transaction history
Cmb Investments LLC · 1 yrs held
Cmb Investments LLC
since 2025
6 recorded transactions
Zoning & alternative use
SHM2* · Signal Hill, 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 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
$2,500,000
ML approach
$2,500,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,585,000
Current use
AUTO REPAIR, GARAGE
$3,200,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$2.85M
Range $2.56M – $3.13M · ±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
$281 / 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
$29,292
Tax year 2024
Assessed value
$1,914,336
Assessed 2024
Previous assessed
$1,914,336
+0.0% YoY
Effective rate
1.53%
On assessed value
Assessed land
$1,040,400
Assessed improvement
$873,936
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1980
Construction
WOOD
Heating
NONE
Total area
10,119 SF
Lot
4.75 ac (206,902 SF)
Zoning code
SHM2*
APN
7212-005-036
UPID
US09-9610921
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SHM2* · Signal Hill, CA
Zoning SHM2* · permitted uses
SHM2* · 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
OFFICE BUILDING Current
Est. value
$3.6M
AUTO REPAIR, GARAGE
Est. value
$3.2M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
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
1980
Construction
WOOD
Heating
NONE
Lot
4.75 ac
Current owner
From public records · entity-resolved
Cmb Investments LLC
Entity
Mailing address
3291 WENDY WAY, LOS ALAMITOS, CA 90720-4340
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Feb 26, 2025
—
Cmb Investments LLC
Jmh Engineering And Construction
Grant Deed
—
Mar 4, 2024
$2,500,000
Jmh Engineering And Construction
Tierra De Oro LLC
Grant Deed
$1,250,000 · Jpmorgan Chase Bank NA
Mar 4, 2024
—
Jmh Engineering And Construction
—
Deed
related
$1,028,000 · California Statewide Certified Developm
Oct 18, 2021
$1,840,000
Tierra De Oro LLC
Signal Hill Electro Ltd
Grant Deed
—
Oct 26, 1988
$1,115,000
Signal Hill Elec
Sign
Grant Deed
related
$836,250 · First Interstate Bank Californ
—
—
Sigal Hill Electro Ltd
—
Deed Of Trust
related
$713,600 · Union 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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