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Property profile & analytics
OFF-MARKET
Estimated value
$5,525,000
Warehouses
3860 Mcgowen St Long Beach, CA 90808-1702
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US09-9927068
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2012
Construction
TILT-UP CONCRETE
Total area
30,910 SF
Lot
1.74 ac (75,609 SF)
Zoning code
LBPPD1
APN
7149-017-050
UPID
US09-9927068
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
$6.95M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.53M
Owner & transaction history
Los Angeles Property LLC · 13 yrs held
Los Angeles Property LLC
since 2013
2 recorded transactions
Zoning & alternative use
LBPPD1 · Long Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$8.7M
+1.1%
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%
$7,520,000
6.5%
$6,945,000
7%
$6,445,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$8,590,000
Current use
RETAIL STORES
$8,685,000
Change: +1% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$8,575,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$5.53M
Range $4.97M – $6.08M · ±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
$179 / 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
$79,233
Tax year 2024
Assessed value
$5,866,177
Assessed 2024
Previous assessed
$5,866,177
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$3,089,433
Assessed improvement
$2,776,744
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2012
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
30,910 SF
Lot
1.74 ac (75,609 SF)
Zoning code
LBPPD1
APN
7149-017-050
UPID
US09-9927068
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LBPPD1 · Long Beach, CA
Zoning LBPPD1 · permitted uses
LBPPD1 · 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
WAREHOUSE, STORAGE Current
Est. value
$8.6M
RETAIL STORES
Est. value
$8.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$8.6M
WAREHOUSE, STORAGE Current
RETAIL STORES
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
2012
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.74 ac
Current owner
From public records · entity-resolved
Los Angeles Property LLC
Entity
Mailing address
3860 MCGOWEN ST, LONG BEACH, CA 90808-1702
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 2, 2020
—
Los Angeles Property LLC
—
Deed
related
$4,000,000 · Zb NA
May 1, 2013
$4,859,048
Los Angeles Property LLC
Douglas Park Associates LLC
Grant Deed
$3,159,000 · Wells Fargo Bank NA
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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