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Property profile & analytics
FOR SALE
Apartment buildings
8137 Beechwood Ave South Gate, CA 90280
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9645614
For Sale
1 / 16
$1,050,000
8137 Beechwood Ave, South Gate, CA 90280
View Listing →
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1928
Construction
WOOD
Total area
2,612 SF
Lot
0.14 ac (5,996 SF)
Zoning code
SGR4YY
APN
6211-023-007
UPID
US09-9645614
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
-
Beach Front Property Management - South Gate @ Beechwood Apartments Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$885k
CAP Approach
CAP
$645k
Comparable Approach
Comparable
$857k
Blend (final)
Blend
$885k
Owner & transaction history
Krisem Investments LLC · 2 yrs held
Krisem Investments LLC
since 2024
Last sale
$885,000
7 recorded transactions
Zoning & alternative use
SGR4YY · South Gate, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.2M
+124.4%
Office building
$1.2M
+121.4%
Warehouse, storage
$765,000
+45.0%
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
$885,000
ML approach
$885,000
CAP Approach
CAP Return
Estimation
6%
$700,000
6.5%
$645,000
7%
$600,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,185,000
Change: +124% · Conversion: Moderate
OFFICE BUILDING
$1,170,000
Change: +121% · Conversion: Moderate
WAREHOUSE, STORAGE
$765,000
Change: +45% · Conversion: Difficult
COMMERCIAL (GENERAL)
$555,000
Change: +5% · Conversion: Moderate
RETAIL STORES
$555,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$885k
Range $797k – $974k · ±10% · vs last sale $885k (Jan 31 2024)
Last sale anchor
$885k
Jan 31 2024
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
$339 / 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
$12,460
Tax year 2024
Assessed value
$921,414
Assessed 2024
Previous assessed
$921,414
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$551,412
Assessed improvement
$370,002
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
For Sale
Year built
1928
Construction
WOOD
Heating
NONE
Cooling
YES
Units
5
Bathrooms
5
Total area
2,612 SF
Lot
0.14 ac (5,996 SF)
Zoning code
SGR4YY
APN
6211-023-007
UPID
US09-9645614
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SGR4YY · South Gate, CA
Zoning SGR4YY · permitted uses
SGR4YY · 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
MEDICAL BUILDING
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$765,000
COMMERCIAL (GENERAL)
Est. value
$555,000
RETAIL STORES
Est. value
$555,000
MEDICAL BUILDING
OFFICE BUILDING
WAREHOUSE, STORAGE
COMMERCIAL (GENERAL)
RETAIL STORES
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
1928
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
5
Bathrooms
5
Lot
0.14 ac
Current owner
From public records · entity-resolved
Krisem Investments LLC
Entity
Mailing address
27701 CRESTKNOLL CT, MURRIETA, CA 92563-5099
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 31, 2024
—
Krisem Investments LLC
Juan Haro
Intrafamily Transfer
related
—
Nov 15, 2022
—
Juan Haro
—
Deed
related
$750,000 · Genesis Bank
Sep 10, 2021
$885,000
Juan Haro
8137 Beechwood Avenue LLC
Grant Deed
—
Apr 10, 2020
—
8137 Beechwood Avenue LLC
Nicholas Petrosian
Quit Claim Deed
$630,000 · Financial Ptrs Cu
Dec 13, 2019
$765,000
Nicholas Petrosian
Jose L Preza
Grant Deed
$573,750 · Brc Com'l Bridge Fund LLC
Nov 22, 2005
$619,000
Jose L Preza
Chavez,sergio & Myra
Grant Deed
—
Nov 22, 2005
—
Xavier Shibata
Valentina Shibata
Intrafamily Transfer
related
—
Jul 1, 2003
—
Sergio Chavez
Chavez,sergio & Myra E
Quit Claim Deed
related
$232,500 · Citimortgage INC
Aug 1, 2001
—
Sergio Chavez
Chavez,s
Quit Claim Deed
related
—
Oct 22, 1997
—
Sergio Chavez
Cruz,m E
Grant Deed
related
—
Jul 23, 1997
$215,000
Sergio Chavez
Partida,rigoberto & Maria A
Grant Deed
$231,764 · Sunstate Home Loans
Jul 22, 1994
$42,500
Partida,rigoberto & Maria A
Lee,johnson C
Trustees Deed
—
Jul 22, 1994
—
Johnson C Lee
Lee,n V
Quit Claim Deed
related
—
Jun 1, 1994
—
Johnson C Lee
Liao,e H&l B
Grant Deed
related
—
—
—
Jose L Preza
—
Deed Of Trust
related
$340,000 · Greystone Bank
—
—
Sergio Chavez
—
Deed Of Trust
related
$226,245 · Wells Fargo Home Mortgage INC
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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