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Property profile & analytics
OFF-MARKET
Assisted living facilities
3770 Willow St Long Beach, CA 90815-1731
Individually Owned
37-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6907441
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1964
Construction
TILT-UP CONCRETE
Total area
11,897 SF
Lot
1.53 ac (66,796 SF)
Zoning code
LBCHW
APN
7218-002-027
UPID
US09-6907441
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
-
Ability First High School
-
WaterWay USA Swim School Swimming School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Irma Macpherson · 37 yrs held
Irma Macpherson
since 1988
4 recorded transactions
Zoning & alternative use
LBCHW · Long Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Zoning Districts Established
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$11,329
Tax year 2024
Assessed value
$1,799,063
Assessed 2024
Previous assessed
$1,799,063
+0.0% YoY
Effective rate
0.63%
On assessed value
Assessed land
$1,076,578
Assessed improvement
$722,485
Applied tax rate
4.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1964
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
11,897 SF
Lot
1.53 ac (66,796 SF)
Zoning code
LBCHW
APN
7218-002-027
UPID
US09-6907441
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LBCHW · Long Beach, CAZoning LBCHW · permitted uses
LBCHW · Long Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Zoning Districts Established
Building & site characteristics
From public records
Year built
1964
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.53 ac
Current owner
From public records · entity-resolved
Irma Macpherson
Individual
Mailing address
789 N FAIR OAKS AVE, PASADENA, CA 91103-3045
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1988
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 6, 2003
—
Abilityfirst
—
Trustees Deed
related
$30,305 · Long Beach City (ca)
Sep 15, 1998
—
Beach Signal Hill Dev Long
—
Deed Of Trust
related
$7,650,000 · Wells Fargo Bank
Sep 26, 1988
—
Irma Macpherson
Macph
Quit Claim Deed
related
—
—
—
Abilityfirst
—
Deed Of Trust
related
$64,753 · Long Beach City (ca)
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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