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Property profile & analytics
OFF-MARKET
Estimated value
$1,430,000
Investment properties
5470 2nd St Long Beach, CA 90803-3925
Trust Owned
19-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7012526
Property summary
AI-generated overview
This exceptional retail opportunity presents two available spaces totaling 12,339 square feet within a free-standing, two-story building located at 5470 E 2nd St, Long Beach, CA 90803. The property sits on a 14,430 square foot lot and was built in 1993. Individual spaces range from 2,009 to 4,889 square feet, offering flexibility for various retail uses. The building is zoned LBCNP and boasts a highly visible location in the desirable Belmont Shore area of Naples Island, benefiting from significant foot traffic. Its strategic position between Belmont Shore's established shopping district and the new 2nd & PCH shopping center provides unparalleled access to a thriving customer base. The property's previous tenant was a successful sushi restaurant, demonstrating the location's appeal to upscale clientele. Tenant improvement options are available. This is an ideal opportunity for businesses seeking a prominent presence in one of Long Beach's most coveted retail markets. The Los Angeles County Assessor's Parcel Number (APN) is 7244014038.
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1993
Construction
WOOD
Total area
9,231 SF
Lot
0.33 ac (14,431 SF)
Zoning code
LBCNP
APN
7244-014-038
UPID
US09-7012526
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
-
n+ Mercedes-AMG Formula One Bikes (Bike/Boat/Book/etc) Store
-
Rent A Lamborghini In Long Beach Car Rental Facility
-
Blu-Eco Inc Construction Company General Contractor
-
Elite Rug Services Carpet Cleaning Service Oriental Rug Store
-
Oracle Red Bull Racing eScooters (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.43M
Owner & transaction history
Homayouni Family Trust · 19 yrs held
Homayouni Family Trust
since 2006
4 recorded transactions
Zoning & alternative use
LBCNP · Long Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,215,000
Current use
Blend value · Realmo final
$1.43M
Range $1.29M – $1.57M · ±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
$155 / 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
$35,571
Tax year 2024
Assessed value
$2,488,285
Assessed 2024
Previous assessed
$2,488,285
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$1,876,613
Assessed improvement
$611,672
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1993
Construction
WOOD
Heating
NONE
Stories
1
Total area
9,231 SF
Lot
0.33 ac (14,431 SF)
Zoning code
LBCNP
APN
7244-014-038
UPID
US09-7012526
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LBCNP · Long Beach, CA
Zoning LBCNP · permitted uses
LBCNP · 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
COMMERCIAL (GENERAL) Current
Est. value
$2.2M
COMMERCIAL (GENERAL) Current
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
1993
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.33 ac
Current owner
From public records · entity-resolved
Homayouni Family Trust
Trust
Mailing address
1750 E OCEAN BLVD UNIT D, LONG BEACH, CA 90802-6068
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
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
Jul 30, 2019
—
Ali Homayouni
—
Deed
related
$1,500,000 · International City Bank
Jul 24, 2006
—
Homayouni Family Trust
Homayouni,ali
Quit Claim Deed
related
—
Jan 5, 2001
—
Ali Homayouni
—
Deed Of Trust
related
$1,525,000 · Farmers & Merchants Bk Ctrl Ca
Oct 9, 1997
—
Ali Homayouni
Homayouni,s
Quit Claim Deed
related
$1,322,000 · Farmers & Merchants Bk Lng Bch
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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