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Property profile & analytics
OFF-MARKET
Estimated value
$2,180,000
Specialty properties
5161 Arbor Rd Long Beach, CA 90808-1106
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0422713
Property profile
Verified
Property type
Specialty properties
Use group
CREMATORIUM, MORTUARY
Year built
1946
Construction
WOOD
Total area
4,318 SF
Lot
0.39 ac (17,031 SF)
Zoning code
LBI
APN
7180-003-016
UPID
US10-0422713
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
-
Luyben Dilday Mortuary Social Service Agency
-
Sci Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.11M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.18M
Owner & transaction history
Memorial Care Group LLC · 2 yrs held
Memorial Care Group LLC
since 2023
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
LBI · Long Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.5M
+989.7%
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 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
$2,185,000
ML approach
$2,110,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$2,495,000
Change: +990% · Conversion: Difficult
Blend value · Realmo final
$2.18M
Range $1.96M – $2.40M · ±10% · vs last sale $2.18M (Nov 7 2023)
Last sale anchor
$2.18M
Nov 7 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
$505 / 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
$27,668
Tax year 2024
Assessed value
$2,110,000
Assessed 2024
Previous assessed
$2,110,000
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$1,200,000
Assessed improvement
$910,000
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
Specialty properties
Use group
CREMATORIUM, MORTUARY
Status
Off-Market
Year built
1946
Construction
WOOD
Heating
NONE
Units
1
Total area
4,318 SF
Lot
0.39 ac (17,031 SF)
Zoning code
LBI
APN
7180-003-016
UPID
US10-0422713
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LBI · Long Beach, CA
Zoning LBI · permitted uses
LBI · 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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.5M
NEIGHBORHOOD: SHOPPING CENTER
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
1946
Construction
WOOD
Heating
NONE
Units
1
Lot
0.39 ac
Current owner
From public records · entity-resolved
Memorial Care Group LLC
Entity
Mailing address
302 9TH ST, WENATCHEE, WA 98801-1502
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 7, 2023
$2,175,000
Memorial Care Group LLC
Guerra & Gutierrez LLC
Grant Deed
$847,500 · National Guardian Life Insurance Co
Nov 7, 2023
—
National Guardian Life Insurance Co
Luyben Acquisition Company
Assignment Of Lease (leasehold Sale)
—
Dec 13, 2018
—
Guerra & Gutierrez LLC
—
Grant Deed
related
$8,200,000 · Farmers & Merchants Bk/lng Bch
Oct 23, 2014
—
Guerra & Gutierrez LLC
Sci California Funeral Services INC
Grant Deed
$4,989,000 · Northwest FCU
Jun 25, 1993
$600,000
Gates Kingsley & Gates INC
Luyben,john G &
Grant Deed
$1,400,000 · Seller
—
—
John G Luyben JR.
—
Deed Of Trust
related
$200,000 · First Los Angeles Bank
—
—
John G Luyben JR.
—
Deed Of Trust
related
$350,000 · First Los Angeles Bank
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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