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Property profile & analytics
OFF-MARKET
Estimated value
$620,000
Retail space
8028 Seville Ave South Gate, CA 90280-2024
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8704052
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1924
Construction
WOOD
Total area
2,010 SF
Lot
0.08 ac (3,435 SF)
Zoning code
SGC3*
APN
6202-017-014
UPID
US09-8704052
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
-
Annette's Beauty Hair Salon & Barbershop Hair Salon
-
Noeve hair studio Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$580k
CAP Approach
CAP
$685k
Comparable Approach
Comparable
$618k
Blend (final)
Blend
$620k
Owner & transaction history
Salvador Magdaleno · 3 yrs held
Salvador Magdaleno
since 2023
Last sale
$625,006
7 recorded transactions
Zoning & alternative use
SGC3* · South Gate, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$915,000
+114.4%
Office building
$900,000
+111.5%
Warehouse, storage
$590,000
+38.6%
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 South Gate submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South Gate 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
$610,000
ML approach
$580,000
CAP Approach
CAP Return
Estimation
6%
$740,000
6.5%
$685,000
7%
$635,000
Alternative Use
Use
Estimation
RETAIL STORES
$425,000
Current use
MEDICAL BUILDING
$915,000
Change: +114% · Conversion: Difficult
OFFICE BUILDING
$900,000
Change: +112% · Conversion: Easy
WAREHOUSE, STORAGE
$590,000
Change: +39% · Conversion: Difficult
COMMERCIAL (GENERAL)
$425,000
Change: +0% · Conversion: Easy
Blend value · Realmo final
$620k
Range $558k – $682k · ±10% · vs last sale $625k (May 23 2023)
Last sale anchor
$625k
May 23 2023
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
$308 / 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
$8,373
Tax year 2024
Assessed value
$637,500
Assessed 2024
Previous assessed
$637,500
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$408,000
Assessed improvement
$229,500
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
1924
Construction
WOOD
Heating
NONE
Stories
1
Total area
2,010 SF
Lot
0.08 ac (3,435 SF)
Zoning code
SGC3*
APN
6202-017-014
UPID
US09-8704052
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SGC3* · South Gate, CA
Zoning SGC3* · permitted uses
SGC3* · South Gate, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Gate. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$425,000
MEDICAL BUILDING
Est. value
$915,000
OFFICE BUILDING
Est. value
$900,000
WAREHOUSE, STORAGE
Est. value
$590,000
COMMERCIAL (GENERAL)
Est. value
$425,000
RETAIL STORES Current
MEDICAL BUILDING
OFFICE BUILDING
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
1924
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.08 ac
Current owner
From public records · entity-resolved
Salvador Magdaleno
Individual
Mailing address
3913 CUDAHY ST, HUNTINGTON PARK, CA 90255-6851
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
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 23, 2023
$625,000
Salvador Magdaleno
Stephen Charles Kang JR
Grant Deed
—
Aug 11, 2021
$650,000
Stephen Charles Kang JR
Sky Investment Group LLC
Grant Deed
$350,000 · Open Bank
Aug 11, 2021
—
Stephen Charles Kang JR
Hyejin Choun
Quit Claim Deed
related
—
Jul 13, 2018
—
Sky Investment Group LLC
—
Deed
related
$250,000 · Lawrence F Stern
Jul 9, 2012
—
Sky Investment Group LLC
Chaidez,noemi
Grant Deed
—
Mar 15, 2011
$155,000
Noemi Chaidez
Ayala Family Living Trust
Grant Deed
—
Mar 15, 2011
—
Noemi Chaidez
Chaidez,miguel
Quit Claim Deed
—
Aug 30, 2010
—
Ayala Family Living Trust
Bert Homes INC
Grant Deed
—
Oct 31, 2005
$85,000
Bert Homes INC
Ayala,rodolfo
Grant Deed
—
Mar 17, 1998
$95,000
Rodolfo Ayala
Beneficial California INC
Grant Deed
$98,800 · Beneficial California INC
Feb 12, 1997
$127,618
Beneficial California INC
Alexander,russell P & Priscilla
Trustees Deed
related
—
May 20, 1994
$28,989
Dutton Trust
Alexander,russel
Trustees Deed
—
—
—
Russel Alexander
—
Deed Of Trust
related
$35,000 · Star Financial Services
—
—
Dutton Trust
—
Deed Of Trust
related
$16,087 · Henry Kurtz Cpa
—
—
Russel Alexander
—
Deed Of Trust
related
$112,000 · Beneficial Mortgage Co
—
—
Sky Investment Group LLC
—
Deed Of Trust
related
$250,000 · Lawrence F Stern
—
—
Russel P Alexander
—
Deed Of Trust
related
$50,293 · Individual
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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