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Property profile & analytics
OFF-MARKET
Estimated value
$5,755,000
Warehouses
5046 Cecelia St South Gate, CA 90280-3511
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-8604535
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1973
Construction
TILT-UP CONCRETE
Total area
16,960 SF
Lot
0.91 ac (39,626 SF)
Zoning code
SGM2*
APN
6224-032-012
UPID
US09-8604535
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
-
Nearby Self Storage Units - South Gate CA Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.29M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.99M
Blend (final)
Blend
$5.76M
Owner & transaction history
Lk International INC
Lk International INC
since 2025
7 recorded transactions
Zoning & alternative use
SGM2* · South Gate, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$7.7M
+54.7%
Office building
$7.6M
+52.7%
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 South Gate submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South Gate 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
$5,360,000
ML approach
$6,285,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$4,985,000
Current use
MEDICAL BUILDING
$7,710,000
Change: +55% · Conversion: Difficult
OFFICE BUILDING
$7,605,000
Change: +53% · Conversion: Difficult
Blend value · Realmo final
$5.76M
Range $5.18M – $6.33M · ±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
$339 / 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
$69,620
Tax year 2024
Assessed value
$5,497,800
Assessed 2024
Previous assessed
$5,497,800
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$3,468,000
Assessed improvement
$2,029,800
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
1973
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
16,960 SF
Lot
0.91 ac (39,626 SF)
Zoning code
SGM2*
APN
6224-032-012
UPID
US09-8604535
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SGM2* · South Gate, CA
Zoning SGM2* · permitted uses
SGM2* · South Gate, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Gate. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$5.0M
MEDICAL BUILDING
Est. value
$7.7M
OFFICE BUILDING
Est. value
$7.6M
WAREHOUSE, STORAGE Current
MEDICAL BUILDING
OFFICE BUILDING
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
1973
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.91 ac
Current owner
From public records · entity-resolved
Lk International INC
Entity
Mailing address
18764 SECRETARIAT WAY, YORBA LINDA, CA 92886-2664
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 7, 2025
—
Lk International INC
Andvea Li LLC
Deed
$2,274,000 · The Mortgage Capital Development Corp
Jun 30, 2025
—
Andvea Li LLC
—
Deed
related
$2,220,000 · Pacific Premier Bank
Apr 3, 2023
$5,500,000
Andvea Li LLC
5046 Cecelia Street LLC
Grant Deed
$5,000,000 · Southwestern National Bank
Dec 31, 2020
$3,250,000
5046 Cecelia Street LLC
Y H Texpert Corporation
Grant Deed
$2,660,000 · Hanmi Bank
May 28, 2019
—
Y H Texpert Corp
—
Deed
related
—
Sep 13, 2017
—
Y H Texpert Corp
—
Grant Deed
related
$2,000,000 · Commonwealth Busn Bk
May 14, 2010
$1,148,000
Yh Texpert Corp
Flegal,robert A & Sylvia I
Grant Deed
$995,000 · Commonwealth Business Bank
Jan 29, 2007
—
Johnson Family 2006 Trust
Johnson,william G & Rose M
Quit Claim Deed
related
—
Jan 23, 2007
—
William G Johnson
Johnson,william G
Quit Claim Deed
related
—
Jun 4, 1990
$910,000
William Johnson
Hutchison Robert
Grant Deed
$650,000 · Seller
Dec 16, 1988
—
Robert Hutchison
Hutchison Corp
Quit Claim Deed
related
$500,000 · Downey National Bank
—
—
William J Johnson
—
Deed Of Trust
related
$450,000 · Bank Of America
—
—
Y H Texpert Corp
—
Loan Modification
related
—
—
—
William B Johnson
—
Deed Of Trust
related
$768,000 · Comerica Bank California
—
—
Robert A Flegal
—
Deed Of Trust
related
$764,000 · Dominion Products & Svcs INC
—
—
Robert A Flegal
—
Deed Of Trust
related
$164,000 · Dominion Products & Services
—
—
William G Johnson
—
Deed Of Trust
related
$584,000 · Bank Of America
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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