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Property profile & analytics
OFF-MARKET
Estimated value
$2,230,000
Retail space
3377 Long Bch Blvd Long Beach, CA 90807-4408
Individually Owned
22-yr Hold
~
Est. High Equity
Property ID
US09-6406016
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1987
Construction
TILT-UP CONCRETE
Total area
12,361 SF
Lot
0.77 ac (33,430 SF)
Zoning code
LBCCA
APN
7141-004-035
UPID
US09-6406016
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
-
S&L Medical Group Physician
-
S & L Medical Medical Group
-
S & L Medical: Enriquez Concepcion MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.34M
Blend (final)
Blend
$2.23M
Owner & transaction history
I-ming Hwang · 22 yrs held
I-ming Hwang
since 2003
7 recorded transactions
Zoning & alternative use
LBCCA · 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$3,475,000
Current use
WAREHOUSE, STORAGE
$3,435,000
Change: -1% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$3,155,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$2.23M
Range $2.01M – $2.45M · ±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
$180 / 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
$46,591
Tax year 2024
Assessed value
$3,212,964
Assessed 2024
Previous assessed
$3,212,964
+0.0% YoY
Effective rate
1.45%
On assessed value
Assessed land
$1,672,693
Assessed improvement
$1,540,271
Applied tax rate
11.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1987
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Units
10
Total area
12,361 SF
Lot
0.77 ac (33,430 SF)
Zoning code
LBCCA
APN
7141-004-035
UPID
US09-6406016
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LBCCA · Long Beach, CA
Zoning LBCCA · permitted uses
LBCCA · 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
RETAIL STORES Current
Est. value
$3.5M
WAREHOUSE, STORAGE
Est. value
$3.4M
INDUSTRIAL (GENERAL)
Est. value
$3.2M
RETAIL STORES Current
WAREHOUSE, STORAGE
INDUSTRIAL (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
1987
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Units
10
Lot
0.77 ac
Current owner
From public records · entity-resolved
I-ming Hwang
Individual
Mailing address
PO BOX 331, SIERRA MADRE, CA 91025-0331
Ownership since
2003
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 16, 2023
—
Aera Energy LLC
—
Deed
related
—
Oct 17, 2003
$2,250,000
I-ming Hwang
Pacific Orchid Holdings LLC
Grant Deed
$1,575,000 · United National Bank
Jul 10, 2002
$1,400,000
Pacific Orchid Holdings LLC
Catedral Equities LLC
Grant Deed
related
$980,000 · Cathay Bank
Jul 10, 2002
—
Cathedral Equities
Young,w
Grant Deed
related
—
Dec 9, 1998
—
Young,william & Noemia Trustees
Sunamerica Life Ins,
Grant Deed
related
—
Feb 5, 1998
$1,300,000
Sunamerica Life Insurance Co
Tarnutzer Trust
Trustees Deed
—
—
—
Pacific Orchid Holdings LLC
—
Deed Of Trust
related
$1,100,000 · International Bank 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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