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Property profile & analytics
OFF-MARKET
Estimated value
$72,715,000
Office buildings
301 Ocean Blvd 410, Long Beach, CA 90802-4828
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-6353192
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1987
Construction
STEEL FRAME
Total area
393,161 SF
Lot
1.11 ac (48,374 SF)
Zoning code
LBPD30
APN
7281-026-030
UPID
US09-6353192
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
-
US Customs and Border Protection Federal Government Office
-
Drain All Rooter Plumbing Service General Contractor
-
California Coastal Commission Urban Planning Department
-
Dassault Systèmes (Bike/Boat/Book/etc) Store Corporate Office
-
Excel National Bank Bank Loan Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$63.60M
Blend (final)
Blend
$72.72M
Owner & transaction history
Shoreline Square Holdings LLC · 4 yrs held
Shoreline Square Holdings LLC
since 2022
Last sale
$85.5M
7 recorded transactions
Zoning & alternative use
LBPD30 · Long Beach, 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 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
$56,260,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$114,825,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$72.72M
Range $65.44M – $79.99M · ±10% · vs last sale $85.50M (Jan 28 2022)
Last sale anchor
$85.50M
Jan 28 2022
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
$185 / 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
$1,571,250
Tax year 2024
Assessed value
$119,646,000
Assessed 2024
Previous assessed
$119,646,000
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$22,368,600
Assessed improvement
$97,277,400
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 (MULTI-STORY)
Status
Off-Market
Year built
1987
Construction
STEEL FRAME
Heating
NONE
Total area
393,161 SF
Lot
1.11 ac (48,374 SF)
Zoning code
LBPD30
APN
7281-026-030
UPID
US09-6353192
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LBPD30 · Long Beach, CA
Zoning LBPD30 · permitted uses
LBPD30 · 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
APARTMENT HOUSE (5+ UNITS)
Est. value
$114.8M
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
1987
Construction
STEEL FRAME
Heating
NONE
Lot
1.11 ac
Current owner
From public records · entity-resolved
Shoreline Square Holdings LLC
Entity
Mailing address
PO BOX 989, NEW YORK, NY 10150-0989
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 1, 2022
—
Shoreline Square Holdings LLC
—
Deed
related
$55,575,000 · Citi Real Estate Funding INC
Jan 28, 2022
$85,500,000
Shoreline Square Holdings LLC
Pcpi Shoreline Square LLC
Grant Deed
$55,575,000 · Citi Real Estate Funding INC
Jan 9, 2020
—
Horowitz Trust
Horowitz Trust
Quit Claim Deed
related
—
Dec 24, 2018
—
Pcpi Shoreline Square LLC
—
Deed
related
$66,500,000 · Pacific Western National Bank
Apr 1, 2014
$73,700,000
Pcpi Shoreline Square LLC
Gre Shoreline Square LP
Grant Deed
$49,200,000 · General Elec Cap
Apr 1, 2014
—
Terra Funding Shoreline Square LP
Gre Shoreline Square LP
Grant Deed
—
Sep 9, 2011
—
Gre Shoreline Square LP
—
Deed Of Trust
related
$45,797,117 · Prudential Insurance Co
Apr 7, 2005
$87,400,870
Gre Shoreline Square
Trizec Trs Realty INC
Grant Deed
$57,600,000 · Allstate Life Insurance Co
Nov 24, 2004
—
Trizec Trs Realty INC
Trizec Holdings INC
Quit Claim Deed
related
$65,000 · Trizec Holdings INC
Sep 16, 2004
—
Trizec Holdings INC
Trizechahn Colony Sq Gp LLC
Quit Claim Deed
related
—
May 28, 2004
—
Colony Square Trizechahn
Trizec Realty INC
Quit Claim Deed
related
—
Dec 7, 2001
—
Centers Trizechahn
Univ Town Center Assocs
Grant Deed
related
—
Dec 31, 1996
—
Shoreline Square Management INC
—
Deed Of Trust
related
—
Aug 31, 1995
—
Shoreline Square Mgmt INC
—
Deed Of Trust
related
—
—
—
Trizec Holdings 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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