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Property profile & analytics
OFF-MARKET
Estimated value
$965,000
Retail space
641 Willow St, Long Beach, CA 90806-2832
Individually Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0443502
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1959
Construction
TILT-UP CONCRETE
Total area
4,800 SF
Lot
0.26 ac (11,363 SF)
Zoning code
LBCCA
APN
7201-023-025
UPID
US10-0443502
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
-
Posca Brothers Dental Lab Inc Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.07M
Comparable Approach
Comparable
$960k
Blend (final)
Blend
$965k
Owner & transaction history
Alejandro L Posca · 2 yrs held
Alejandro L Posca
since 2023
7 recorded transactions
Zoning & alternative use
LBCCA · Long Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.5M
+31.6%
Warehouse, storage
$1.3M
+15.7%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,155,000
6.5%
$1,065,000
7%
$990,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,155,000
Current use
AUTO REPAIR, GARAGE
$1,520,000
Change: +32% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,335,000
Change: +16% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,150,000
Change: 0% · Conversion: Easy
Blend value · Realmo final
$965k
Range $869k – $1.06M · ±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
$201 / 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
$17,942
Tax year 2024
Assessed value
$1,359,442
Assessed 2024
Previous assessed
$1,359,442
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$740,515
Assessed improvement
$618,927
Applied tax rate
11.0000
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
1959
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Units
1
Bathrooms
2
Total area
4,800 SF
Lot
0.26 ac (11,363 SF)
Zoning code
LBCCA
APN
7201-023-025
UPID
US10-0443502
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LBCCA · Long Beach, CA
Zoning LBCCA · permitted uses
LBCCA · 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
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.2M
RETAIL STORES Current
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
COMMERCIAL (GENERAL)
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
1959
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Bathrooms
2
Lot
0.26 ac
Current owner
From public records · entity-resolved
Alejandro L Posca
Individual
Free & Clear · 2 yrs held
Mailing address
12227 CIRCULA PANORAMA, SANTA ANA, CA 92705-1376
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 1, 2023
—
Alejandro L Posca
Alejandro L Posca
Intrafamily Transfer
related
—
Jul 15, 2019
—
Alejandro L Posca
Oscar A Brandi
Intrafamily Transfer
related
$503,000 · Jpmorgan Chase Bank NA
Nov 25, 2008
—
Oscar A Brandi
Posca,alejandro L
Grant Deed
related
$750,000 · Community Commerce Bank
Sep 5, 1991
$350,000
Alejandro Posca
Gaffney,john
Grant Deed
$315,000 · Liberty National Bank
Mar 19, 1990
—
John Rev Gaffney
Gaffney John P
Quit Claim Deed
related
—
Apr 20, 1989
—
John P Gaffney
—
Deed Of Trust
related
—
—
—
Gaffney Trust
—
Deed Of Trust
related
$200,000 · Calwest Financia
—
—
John P Gaffney
—
Deed Of Trust
related
$30,000 · Harbor 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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