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Property profile & analytics
OFF-MARKET
Estimated value
$10,645,000
Schools
4845 Pacific Coast Hwy Long Beach, CA 90804-6906
Individually Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9626568
Property profile
Verified
Property type
Schools
Use group
COLLEGE, UNIVERSITY, VOC SCHOOL
Year built
1963
Construction
CONCRETE
Total area
122,584 SF
Lot
5.1 ac (222,132 SF)
Zoning code
LBR4R
APN
7220-004-028
UPID
US09-9626568
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
$9.97M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.65M
Owner & transaction history
California State University · 2 yrs held
California State University
since 2023
Last sale
$11.1M
4 recorded transactions
Zoning & alternative use
LBR4R · Long Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$16.8M
+687.7%
Auto repair, garage
$13.9M
+552.8%
Retail stores
$13.3M
+522.1%
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
$10,405,000
ML approach
$9,970,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$16,790,000
Change: +688% · Conversion: Difficult
AUTO REPAIR, GARAGE
$13,915,000
Change: +553% · Conversion: Difficult
RETAIL STORES
$13,260,000
Change: +522% · Conversion: Difficult
MEDICAL BUILDING
$11,505,000
Change: +440% · Conversion: Difficult
COMMERCIAL (GENERAL)
$10,855,000
Change: +409% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$7,965,000
Change: +274% · Conversion: Difficult
Blend value · Realmo final
$10.65M
Range $9.58M – $11.71M · ±10% · vs last sale $11.10M (Nov 13 2023)
Last sale anchor
$11.10M
Nov 13 2023
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
$87 / 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
$34,788
Tax year 2024
Assessed value
$16,130,121
Assessed 2024
Previous assessed
$16,130,121
+0.0% YoY
Effective rate
0.22%
On assessed value
Assessed land
$8,499,252
Assessed improvement
$7,630,869
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
Schools
Use group
COLLEGE, UNIVERSITY, VOC SCHOOL
Status
Off-Market
Year built
1963
Construction
CONCRETE
Heating
NONE
Buildings
3
Stories
1
Total area
122,584 SF
Lot
5.1 ac (222,132 SF)
Zoning code
LBR4R
APN
7220-004-028
UPID
US09-9626568
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LBR4R · Long Beach, CA
Zoning LBR4R · permitted uses
LBR4R · 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
OFFICE BUILDING
Est. value
$16.8M
AUTO REPAIR, GARAGE
Est. value
$13.9M
RETAIL STORES
Est. value
$13.3M
MEDICAL BUILDING
Est. value
$11.5M
COMMERCIAL (GENERAL)
Est. value
$10.9M
INDUSTRIAL (GENERAL)
Est. value
$8.0M
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL BUILDING
COMMERCIAL (GENERAL)
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
1963
Construction
CONCRETE
Heating
NONE
Stories
1
Buildings
3
Lot
5.1 ac
Current owner
From public records · entity-resolved
California State University
Individual
Free & Clear · 2 yrs held
Mailing address
6300 E STATE UNIVERSITY DR STE #332, LONG BEACH, CA 90815-4670
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Nov 13, 2023
—
California State University
California State University
Intrafamily Transfer
related
—
Jun 21, 2011
—
View Pacific
Long Beach LLC
Grant Deed
related
—
Sep 13, 2007
$11,100,000
California St Univ Long Bch Fo
Student Housing INC
Grant Deed
—
Jan 1, 1964
—
Tilley Development Corp
—
Grant Deed
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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