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Property profile & analytics
OFF-MARKET
Estimated value
$4,440,000
Investment properties
8185 California Ave South Gate, CA 90280-2411
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6464078
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1940
Construction
WOOD
Total area
7,462 SF
Lot
0.26 ac (11,331 SF)
Zoning code
SGCRYY
APN
6215-023-018
UPID
US09-6464078
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
$4.44M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.44M
Owner & transaction history
Hs Properties 1 LLC
Hs Properties 1 LLC
since 2025
Last sale
$4.4M
7 recorded transactions
Zoning & alternative use
SGCRYY · South Gate, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$6.3M
+298.3%
Restaurant
$4.9M
+206.6%
Neighborhood: shopping center
$4.5M
+186.6%
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
$4,440,000
ML approach
$4,440,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$6,310,000
Change: +298% · Conversion: Difficult
RESTAURANT
$4,860,000
Change: +207% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,540,000
Change: +187% · Conversion: Difficult
MEDICAL BUILDING
$3,390,000
Change: +114% · Conversion: Easy
OFFICE BUILDING
$3,345,000
Change: +111% · Conversion: Easy
Blend value · Realmo final
$4.44M
Range $4.00M – $4.88M · ±10% · vs last sale $4.44M (May 14 2024)
Last sale anchor
$4.44M
May 14 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
$595 / 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
$24,666
Tax year 2024
Assessed value
$1,886,785
Assessed 2024
Previous assessed
$1,886,785
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$1,312,373
Assessed improvement
$574,412
Applied tax rate
15.0000
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
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1940
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
3
Stories
1
Units
4
Bathrooms
4
Total area
7,462 SF
Lot
0.26 ac (11,331 SF)
Zoning code
SGCRYY
APN
6215-023-018
UPID
US09-6464078
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SGCRYY · South Gate, CA
Zoning SGCRYY · permitted uses
SGCRYY · 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
AUTO REPAIR, GARAGE
Est. value
$6.3M
RESTAURANT
Est. value
$4.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.5M
MEDICAL BUILDING
Est. value
$3.4M
OFFICE BUILDING
Est. value
$3.3M
AUTO REPAIR, GARAGE
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
OFFICE BUILDING
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
1940
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Units
4
Bathrooms
4
Lot
0.26 ac
Current owner
From public records · entity-resolved
Hs Properties 1 LLC
Entity
Mailing address
122 E FOOTHILL BLVD STE A, ARCADIA, CA 91006-2604
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 6, 2025
—
Hs Properties 1 LLC
Jcmc Holding Company LLC
Quitclaim Deed
related
—
Nov 5, 2025
—
Hs Properties 1 LLC
Acrc Holding Company LLC
Quitclaim Deed
related
—
May 14, 2024
$4,440,000
Smvp LLC
Vivi Properties LP
Grant Deed
$2,540,000 · First Citizens Bank & Trust Co
Jun 25, 2019
—
Vivi Properties LP
Vivi Properties LP
Grant Deed
related
$3,045,000 · Banc Of California NA
Apr 5, 2019
$1,725,000
Vivi Properties LP
King,rodger B
Grant Deed
—
Aug 5, 1994
—
King,rodger B
—
Trustees Deed
related
—
—
—
Rodger B King
—
Deed Of Trust
related
$900,000 · Citibank West Fsb
—
—
Rodger B King
—
Deed Of Trust
related
$300,000 · Quaker City Federal S & L
—
—
Rodger B King
—
Deed Of Trust
related
$1,000,000 · Malaga Bank Fsb
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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