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Property profile & analytics
OFF-MARKET
Estimated value
$1,585,000
Retail space
5423 Vlg Rd, Long Beach, CA 90808-1658
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7015293
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1950
Construction
TILT-UP CONCRETE
Total area
6,286 SF
Lot
0.16 ac (6,777 SF)
Zoning code
LBCCP
APN
7183-011-015
UPID
US09-7015293
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
-
Gracie Barra Long Beach Sports School Training Center
-
Jamco Equities, Inc. Property Management Company
-
Signs of Grace Vocational School
-
FRANCISCO VAZQUEZ Training Center Gym & Fitness Center
-
Parkview Village Business Park
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.59M
CAP Approach
CAP
$1.71M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.59M
Owner & transaction history
Phr Parkway Long Beach LLC · 6 yrs held
Phr Parkway Long Beach LLC
since 2020
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
LBCCP · Long Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.0M
+12.6%
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
$1,745,000
ML approach
$1,590,000
CAP Approach
CAP Return
Estimation
6%
$1,850,000
6.5%
$1,710,000
7%
$1,585,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,765,000
Current use
AUTO REPAIR, GARAGE
$1,990,000
Change: +13% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,745,000
Change: -1% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,745,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$1.59M
Range $1.43M – $1.74M · ±10% · vs last sale $1.44M (Mar 12 2020)
Last sale anchor
$1.44M
Mar 12 2020
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
$252 / 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
$18,501
Tax year 2024
Assessed value
$1,398,147
Assessed 2024
Previous assessed
$1,398,147
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$763,406
Assessed improvement
$634,741
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1950
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
6,286 SF
Lot
0.16 ac (6,777 SF)
Zoning code
LBCCP
APN
7183-011-015
UPID
US09-7015293
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LBCCP · Long Beach, CA
Zoning LBCCP · permitted uses
LBCCP · 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
$1.8M
AUTO REPAIR, GARAGE
Est. value
$2.0M
WAREHOUSE, STORAGE
Est. value
$1.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.7M
RETAIL STORES Current
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
APARTMENT HOUSE (5+ UNITS)
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
1950
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Phr Parkway Long Beach LLC
Entity
Free & Clear · 6 yrs held
Mailing address
3191 CASITAS AVE STE #200, LOS ANGELES, CA 90039-2470
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Jun 5, 2025
—
Phr Parkway Long Beach LLC
—
Deed
related
$21,400,000 · City National Bank
Mar 12, 2020
$31,626,000
Phr Parkway Long Beach LLC
Parkview Village LLC
Grant Deed
—
Apr 26, 2018
—
Parkview Village LLC
—
Grant Deed
related
$2,400,000 · Farmers & Merchants Bk/lng Bch
Jun 8, 2017
—
Parkview Village LLC
—
Grant Deed
related
$17,000,000 · Farmers & Merchants Bk/lng Bch
Mar 18, 2004
—
Parkview Village 2 LLC
—
Deed Of Trust
related
$8,200,000 · Union Bank Of California
Dec 31, 2002
—
Parkview Village LLC
—
Deed Of Trust
related
$5,835,000 · First Regional Bank
Jan 27, 1997
$1,436,300
Pacific Bower Corp
Vikingproperties Corp
Trustees 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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