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Property profile & analytics
OFF-MARKET
Estimated value
$735,000
Investment properties
602 Pacific Ave Long Beach, CA 90802-1373
Individually Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7425885
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1948
Construction
TILT-UP CONCRETE
Total area
5,000 SF
Lot
0.06 ac (2,750 SF)
Zoning code
LBPD30
APN
7273-024-014
UPID
US09-7425885
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
-
Bibleway Baptist Church Church
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$972k
Blend (final)
Blend
$735k
Owner & transaction history
Harout Guldjian · 10 yrs held
Harout Guldjian
since 2016
7 recorded transactions
Zoning & alternative use
LBPD30 · 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)
$1,160,000
Current use
Blend value · Realmo final
$735k
Range $662k – $809k · ±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
$147 / 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
$16,372
Tax year 2024
Assessed value
$869,423
Assessed 2024
Previous assessed
$869,423
+0.0% YoY
Effective rate
1.88%
On assessed value
Assessed land
$301,749
Assessed improvement
$567,674
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
1948
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
5,000 SF
Lot
0.06 ac (2,750 SF)
Zoning code
LBPD30
APN
7273-024-014
UPID
US09-7425885
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LBPD30 · Long Beach, CA
Zoning LBPD30 · permitted uses
LBPD30 · 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
$1.2M
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
1948
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.06 ac
Current owner
From public records · entity-resolved
Harout Guldjian
Individual
Mailing address
4037 MISTRAL DR, HUNTINGTON BEACH, CA 92649-2139
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 9, 2016
$740,000
Harout Guldjian
Schwab J Living Trust
Grant Deed
$525,000 · Bank Of The West
Aug 19, 2009
—
Julianne Schwab
Schwab,ronald A
Affidavit Of Death
related
—
Jul 6, 2009
—
Schwab Family Trust
Schwab,ronald A
Affidavit Of Death
related
—
Jul 2, 1996
—
Ronald A Schwab
Schwab,r A & J Trustees
Quit Claim Deed
related
—
Aug 9, 1990
—
Ronald A Schwab
Schwab Ronald A
Quit Claim Deed
related
$145,000 · Farmers & Merchants Bk Lng Bch
—
—
Ronald A Schwab
—
Deed Of Trust
related
$235,000 · Farmers & Merchants Bk Lng Bch
—
—
Ronald A Schwab
—
Deed Of Trust
related
$175,000 · Farmers & Merchants Bk Lng Bch
—
—
Ronald A Schwab
—
Deed Of Trust
related
$48,000 · 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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