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Property profile & analytics
OFF-MARKET
Estimated value
$4,040,000
Retail space
5400 Cherry Ave Long Beach, CA 90805-5502
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-6395152
Property summary
AI-generated overview
This exceptional investment opportunity presents a 13,680 square foot, single-tenant retail property located at 5400 Cherry Ave, Long Beach, CA 90805. The property, built in 2008, is a freestanding building situated on a 1.21-acre lot. Currently, it's under a net lease (NNN) with Walgreens, a credit-rated tenant with a corporate guarantee, sublet to Planet Fitness. The lease expires February 28, 2034, providing a remaining term of 9.3 years. The asking price is $6,000,000, representing a price per square foot of $438.60 and an 8.00% cap rate, generating a net operating income (NOI) of $480,000. This prime location boasts high visibility and traffic, with 48,000 vehicles passing daily. The property benefits from a dense, urban infill setting, surrounded by a population of 65,000 residents within a one-mile radius. This presents a secure, high-yield investment with minimal landlord responsibilities. The property is a one-story building.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2008
Construction
TILT-UP CONCRETE
Total area
13,706 SF
Lot
1.23 ac (53,688 SF)
Zoning code
LBIL
APN
7157-015-026
UPID
US09-6395152
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
-
Planet Fitness Gym & Fitness Center
-
Hien Bui Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.92M
Comparable Approach
Comparable
$4.87M
Blend (final)
Blend
$4.04M
Owner & transaction history
Tap Of The Muffin To You LLC · 1 yrs held
Tap Of The Muffin To You LLC
since 2025
Last sale
$5.0M
4 recorded transactions
Zoning & alternative use
LBIL · Long Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$4.9M
+36.4%
Auto repair, garage
$4.3M
+21.8%
Warehouse, storage
$3.8M
+7.0%
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%
$3,160,000
6.5%
$2,915,000
7%
$2,710,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,560,000
Current use
OFFICE BUILDING
$4,855,000
Change: +36% · Conversion: Easy
AUTO REPAIR, GARAGE
$4,335,000
Change: +22% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,810,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$4.04M
Range $3.64M – $4.44M · ±10% · vs last sale $5.00M (Feb 14 2025)
Last sale anchor
$5.00M
Feb 14 2025
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
$295 / 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
$108,304
Tax year 2024
Assessed value
$8,648,220
Assessed 2024
Previous assessed
$8,648,220
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$5,302,562
Assessed improvement
$3,345,658
Applied tax rate
7.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2008
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Units
1
Total area
13,706 SF
Lot
1.23 ac (53,688 SF)
Zoning code
LBIL
APN
7157-015-026
UPID
US09-6395152
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LBIL · Long Beach, CA
Zoning LBIL · permitted uses
LBIL · 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
RETAIL STORES Current
Est. value
$3.6M
OFFICE BUILDING
Est. value
$4.9M
AUTO REPAIR, GARAGE
Est. value
$4.3M
WAREHOUSE, STORAGE
Est. value
$3.8M
RETAIL STORES Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
2008
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
1.23 ac
Current owner
From public records · entity-resolved
Tap Of The Muffin To You LLC
Entity
Mailing address
PO BOX 1159, DEERFIELD, IL 60015-6002
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 14, 2025
$5,000,000
Tap Of The Muffin To You LLC
5400 Cherry Avenue LLC
Grant Deed
$4,000,000 · Bank Of America NA
Apr 1, 2009
—
5400 Cherry Avenue LLC
Michaelian & Michaelian
Grant Deed
—
Mar 31, 2009
$6,850,000
Michaelian
Cherry Market Rx Corp
Grant Deed
—
Mar 31, 2008
$1,590,000
Cherry Market Rx Corp
Linan
Grant Deed
—
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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