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    Property profile & analytics

    8253 Long Bch Blvd South Gate, CA 90280-2044

    • Retail space
    • 3,036 SF
    • 0.13 lot acres
    OFF-MARKET
    Last Sale
    May 12, 2022
    $800,008
    Value Estimations
    $885,000
    Show details
    Cap Rate Potential
    8.4%
    Retail space
    Location Intelligence
    Property ID
    US09-6919526
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Univista Insurance / Health Insurance Agency / Home Insurance Agency

    Property Details for 8253 Long Bch Blvd

    Year built
    1928
    Construction
    WOOD
    Lot size
    0.13 lot acres
    Property size
    3,036 SF
    Zone code
    SGC3*
    Property type
    Retail space
    APN
    6202-025-001
    APU
    6202025001

    Description

    This exceptional 3,036 square foot medical office building, located at 8253 Long Beach Blvd in South Gate, CA, presents a unique investment opportunity. The property, situated on a 5,831 square foot lot, boasts a newly renovated interior (2020) and offers two available suites: a larger unit ranging from 2,264 to 3,036 square feet, and a smaller 772 square foot unit. Both are delivered in vanilla shell condition, featuring new electrical systems, HVAC, restrooms, paint, ceramic tile flooring, drop ceilings, and Title 24 compliant lighting. This is a true plug-and-play opportunity. The building benefits from high visibility and traffic counts of approximately 24,203 cars per day. The surrounding area demonstrates strong retail presence and a robust demographic profile, with over 453,159 residents within a three-mile radius and an average household income exceeding $67,618. The property includes six parking spaces, providing ample parking for tenants and visitors. The larger unit is priced at $2.50 to $2.75 per square foot, plus $0.50 per square foot in NNN charges, while the smaller unit is priced at $2.75 per square foot, plus $0.50 per square foot in NNN charges. This property is ideal for medical professionals seeking a modern, well-located space in a thriving community. The building is a single-story structure with excellent visibility and accessibility.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $800,000
      ML approach
      $750,000

    • CAP approach

      CAP Return
      Estimation
      6%
      $1,120,000
      6.5%
      $1,035,000
      7%
      $960,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $933,000
      Market price range: $369k - $933k

    • Alternative Use

      Use
      Estimation
      RETAIL STORES
      $645,000
      Current use
      WAREHOUSE, STORAGE
      $890,000
      Change: +39% Conversion: Difficult
      COMMERCIAL (GENERAL)
      $645,000
      Change: +0% Conversion: Easy

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    South Gate
    County
    Los Angeles
    State
    California
    Longitude
    -118.225
    Latitude
    33.9632
    CBSA code
    31080
    CBSA name
    LOS ANGELES-LONG BEACH-ANAHEIM, CA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $13,330
    $520,200
    $520,200
    $1,040,400
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $270,000
      6,100 SF

      5861 Firestone Blvd

      RETAIL STORES (PERSONAL SERVICES) • 6,100 SF
      5861 Firestone Blvd, South Gate, CA 90280-3705
      View Details
    • Value Estimation
      $335,000
      7,392 SF

      5841 Firestone Blvd

      RETAIL STORES (PERSONAL SERVICES) • 7,392 SF
      5841 Firestone Blvd, South Gate, CA 90280-3716
      View Details
    • Value Estimation
      $240,000
      1,920 SF

      4350 Firestone Blvd

      RETAIL STORES (PERSONAL SERVICES) • 1,920 SF
      4350 Firestone Blvd, South Gate, CA 90280-3341
      View Details
    • Value Estimation
      $375,000
      9,618 SF

      12101 Garfield Ave

      RETAIL STORES (PERSONAL SERVICES) • 9,618 SF
      12101 Garfield Ave, South Gate, CA 90280-8032
      View Details
    • Value Estimation
      $295,000
      2,800 SF

      8423 State St

      RETAIL STORES (PERSONAL SERVICES) • 2,800 SF
      8423 State St, South Gate, CA 90280-2325
      View Details
    • Value Estimation
      $390,000
      1,410 SF

      S

      RETAIL STORES (PERSONAL SERVICES) • 1,410 SF
      S, Gate, CA 90280
      View Details

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      Mixed-Use Property in South Gate

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    Similar Nearby for Lease

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      1,020 SF

      Retail Showroom on California Avenue

      Retail showroom with offices and parking available for rent.
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    • $2 SF/Yr
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      Retail Space Available For Rent

      Retail property with 11,029 square feet available for lease.
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    • $8,918 /Mo

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      Large car lot with small building available for lease.
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    • $2,500 /Mo
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      Prime South Gate Commercial Unit

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    • $0.69 SF/Yr
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      South Gate Warehouse with Yard

      Freestanding warehouse with yard, visible location, convenient freeway access.
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    • $2 SF/Yr
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      South Gate Retail Space Available

      Retail, medical, or office space for rent in South Gate.
      12222-12222 Garfield Ave, South Gate, CA 90280
      View Details
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    8253 Long Bch Blvd
    South Gate, CA 90280-2044
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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