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Property profile & analytics
OFF-MARKET
Estimated value
$960,000
Apartment buildings
739 Willow St Signal Hill, CA 90755-2734
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7822654
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1937
Total area
3,184 SF
Lot
0.29 ac (12,805 SF)
Zoning code
SHCG*
APN
7207-015-030
UPID
US09-7822654
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$985k
CAP Approach
CAP
$935k
Comparable Approach
Comparable
$1.23M
Blend (final)
Blend
$960k
Owner & transaction history
G&r Park LLC · 5 yrs held
G&r Park LLC
since 2021
Last sale
$990,000
4 recorded transactions
Zoning & alternative use
SHCG* · Signal Hill, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Title 20 ZONING
Top alternative use upside
Office building
$1.1M
+27.6%
Auto repair, garage
$1.0M
+14.0%
Retail stores
$895,000
+1.3%
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 Signal Hill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Signal Hill 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
$900,000
ML approach
$985,000
CAP Approach
CAP Return
Estimation
6%
$1,015,000
6.5%
$935,000
7%
$870,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$885,000
Current use
OFFICE BUILDING
$1,125,000
Change: +28% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,005,000
Change: +14% · Conversion: Difficult
RETAIL STORES
$895,000
Change: +1% · Conversion: Difficult
COMMERCIAL (GENERAL)
$765,000
Change: -14% · Conversion: Moderate
WAREHOUSE, STORAGE
$735,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$960k
Range $864k – $1.06M · ±10% · vs last sale $990k (Apr 1 2021)
Last sale anchor
$990k
Apr 1 2021
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
$302 / 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
$15,210
Tax year 2024
Assessed value
$1,051,035
Assessed 2024
Previous assessed
$1,051,035
+0.0% YoY
Effective rate
1.45%
On assessed value
Assessed land
$742,845
Assessed improvement
$308,190
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1937
Heating
NONE
Cooling
YES
Buildings
2
Units
5
Bathrooms
5
Total area
3,184 SF
Lot
0.29 ac (12,805 SF)
Zoning code
SHCG*
APN
7207-015-030
UPID
US09-7822654
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SHCG* · Signal Hill, CAZoning SHCG* · permitted uses
SHCG* · Signal Hill, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Title 20 ZONING
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$885,000
OFFICE BUILDING
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.0M
RETAIL STORES
Est. value
$895,000
COMMERCIAL (GENERAL)
Est. value
$765,000
WAREHOUSE, STORAGE
Est. value
$735,000
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
COMMERCIAL (GENERAL)
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
1937
Heating
NONE
Cooling
Yes
Buildings
2
Units
5
Bathrooms
5
Lot
0.29 ac
Current owner
From public records · entity-resolved
G&r Park LLC
Entity
Free & Clear · 5 yrs held
Mailing address
9041 S PECOS RD STE #3900, HENDERSON, NV 89074-6601
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Apr 1, 2021
$990,000
G&r Park LLC
George F Elkhoury
Grant Deed
—
Mar 14, 2019
$990,000
George F Elkhoury
Porter Family Trust
Grant Deed
—
Mar 14, 2019
—
Porter Family Trust
Porter,robert & Mary P
Affidavit Of Death
—
Jul 23, 2018
—
Owner Name Unavailable
Porter,robert & Mary P
Affidavit Of Death
related
—
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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