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Property profile & analytics
OFF-MARKET
Estimated value
$1,585,000
Parking lots & garages
423 Pacific Ave Long Beach, CA 90802
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0083928
Property profile
Verified
Property type
Parking lots & garages
Use group
PARKING LOT
Year built
1965
Total area
3,750 SF
Lot
0.09 ac (3,731 SF)
Zoning code
LBCH*
APN
7280-010-048
UPID
US10-0083928
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
$1.34M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.59M
Owner & transaction history
Valu Properties LLC · 4 yrs held
Valu Properties LLC
since 2022
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
LBCH* · Long Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Zoning Districts Established
Top alternative use upside
Medical building
$2.6M
+98.4%
Neighborhood: shopping center
$2.2M
+71.6%
Office building
$1.3M
+2.8%
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
$1,080,000
ML approach
$1,335,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
PARKING LOT
$1,290,000
Current use
MEDICAL BUILDING
$2,565,000
Change: +98% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,215,000
Change: +72% · Conversion: Difficult
OFFICE BUILDING
$1,330,000
Change: +3% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,185,000
Change: -8% · Conversion: Difficult
RETAIL STORES
$1,055,000
Change: -18% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,040,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$1.59M
Range $1.43M – $1.74M · ±10% · vs last sale $1.64M (Jan 6 2022)
Last sale anchor
$1.64M
Jan 6 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
$423 / 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
$9,333
Tax year 2024
Assessed value
$686,663
Assessed 2024
Previous assessed
$686,663
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$685,623
Assessed improvement
$1,040
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
Parking lots & garages
Use group
PARKING LOT
Status
Off-Market
Year built
1965
Heating
NONE
Total area
3,750 SF
Lot
0.09 ac (3,731 SF)
Zoning code
LBCH*
APN
7280-010-048
UPID
US10-0083928
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LBCH* · Long Beach, CAZoning LBCH* · permitted uses
LBCH* · 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
Alternative use value scenarios
Repositioning upside vs current use
PARKING LOT Current
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$2.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.2M
OFFICE BUILDING
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.2M
RETAIL STORES
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$1.0M
PARKING LOT Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
WAREHOUSE, STORAGE
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
1965
Heating
NONE
Lot
0.09 ac
Current owner
From public records · entity-resolved
Valu Properties LLC
Entity
Free & Clear · 4 yrs held
Mailing address
2632 WILSHIRE BLVD #595, SANTA MONICA, CA 90403-4623
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 6, 2022
$1,638,000
Valu Properties LLC
Peter J Zarifes
Grant Deed
—
Jan 6, 2022
—
Peter J Zarifes
Peter J Zarifes
Intrafamily Transfer
related
—
Jul 11, 2013
—
Zarifes,michael J Trust
Zarifes,michael
Quit Claim Deed
related
—
Dec 20, 2007
$1,838,000
Valu Properties LLC
Khaledi R/e Assocs 2003 LLC
Grant Deed
—
Dec 20, 2007
—
Khaledi Real Estate Associates 2003
Investure Associates LLC
Grant Deed
—
May 16, 2000
—
K V Mart Co
—
Deed Of Trust
related
$7,000,000 · Unified Western Grocers INC
Sep 24, 1999
—
K V Properties Co
—
Deed Of Trust
related
$1,210,000 · Ncb Capital Corp
Apr 29, 1997
—
Peter J Zarifes
—
Deed Of Trust
related
—
Oct 22, 1996
—
K V Property Co
—
Deed Of Trust
related
$1,335,000 · Sumitomo Bank Of California
Feb 27, 1995
—
Peter J Zarifes
—
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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