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Property profile & analytics
OFF-MARKET
Estimated value
$2,800,000
Investment properties
8400 State St South Gate, CA 90280-2326
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7797890
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1941
Construction
WOOD
Total area
9,555 SF
Lot
0.4 ac (17,503 SF)
Zoning code
SGCR*
APN
6211-003-006
UPID
US09-7797890
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
-
Tutoring 4 Less Learning Center Tutoring Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.86M
CAP Approach
CAP
$2.98M
Comparable Approach
Comparable
$2.80M
Blend (final)
Blend
$2.80M
Owner & transaction history
Zl Management Group LLC · 3 yrs held
Zl Management Group LLC
since 2022
Last sale
$2.8M
6 recorded transactions
Zoning & alternative use
SGCR* · South Gate, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.3M
+114.0%
Office building
$4.3M
+111.2%
Warehouse, storage
$2.8M
+38.3%
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 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
$2,795,000
ML approach
$2,860,000
CAP Approach
CAP Return
Estimation
6%
$3,225,000
6.5%
$2,975,000
7%
$2,765,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,030,000
Current use
MEDICAL BUILDING
$4,345,000
Change: +114% · Conversion: Easy
OFFICE BUILDING
$4,285,000
Change: +111% · Conversion: Easy
WAREHOUSE, STORAGE
$2,805,000
Change: +38% · Conversion: Difficult
RETAIL STORES
$2,025,000
Change: 0% · Conversion: Easy
Blend value · Realmo final
$2.80M
Range $2.52M – $3.08M · ±10% · vs last sale $2.80M (Dec 13 2022)
Last sale anchor
$2.80M
Dec 13 2022
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
$293 / 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
$37,774
Tax year 2024
Assessed value
$2,858,360
Assessed 2024
Previous assessed
$2,858,360
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$1,989,000
Assessed improvement
$869,360
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
1941
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
3
Stories
1
Units
9
Bathrooms
9
Total area
9,555 SF
Lot
0.4 ac (17,503 SF)
Zoning code
SGCR*
APN
6211-003-006
UPID
US09-7797890
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SGCR* · South Gate, CA
Zoning SGCR* · permitted uses
SGCR* · 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
COMMERCIAL (GENERAL) Current
Est. value
$2.0M
MEDICAL BUILDING
Est. value
$4.3M
OFFICE BUILDING
Est. value
$4.3M
WAREHOUSE, STORAGE
Est. value
$2.8M
RETAIL STORES
Est. value
$2.0M
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
OFFICE BUILDING
WAREHOUSE, STORAGE
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
1941
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Units
9
Bathrooms
9
Lot
0.4 ac
Current owner
From public records · entity-resolved
Zl Management Group LLC
Entity
Mailing address
8438 6TH ST, DOWNEY, CA 90241-3423
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 25, 2025
—
Zl Management Group LLC
—
Deed
related
$10,000 · Ffb Bank
Dec 13, 2022
$2,800,000
Zl Management Group LLC
James R Buckingham JR
Grant Deed
$1,900,000 · The James R Buckingham Living Trust
Jan 13, 2022
—
Nancy Kathryn Ford
Dixie Ford Sunberg
Affidavit Death Of Trustee/successor Trustee
related
—
Sep 24, 2019
—
Buckingham,james & Linda L Trust
Buckingham,james R JR
Quit Claim Deed
related
—
Sep 24, 2019
$43,000
Buckingham,james & Linda L Trust
Buckingham,william D
Grant Deed
related
—
Feb 23, 2006
—
Bette L Buckingham
Buckingham Family
Quit Claim Deed
—
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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