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Property profile & analytics
FOR SALE
Office buildings
8464 California Ave South Gate, CA 90280
Individually Owned
29-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8619643
For Sale
1 / 51
$649,000
8464 California Ave, South Gate, CA 90280
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1925
Construction
WOOD
Total area
1,353 SF
Lot
0.15 ac (6,430 SF)
Zoning code
SGCR*
APN
6215-021-036
UPID
US09-8619643
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
-
Ugalde Raul OD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Raul Ugalde · 29 yrs held
Raul Ugalde
since 1997
6 recorded transactions
Zoning & alternative use
SGCR* · South Gate, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$3,547
Tax year 2024
Assessed value
$239,487
Assessed 2024
Previous assessed
$239,487
+0.0% YoY
Effective rate
1.48%
On assessed value
Assessed land
$159,663
Assessed improvement
$79,824
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
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
1925
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Bathrooms
1
Total area
1,353 SF
Lot
0.15 ac (6,430 SF)
Zoning code
SGCR*
APN
6215-021-036
UPID
US09-8619643
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.
Building & site characteristics
From public records
Year built
1925
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Bathrooms
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Raul Ugalde
Individual
Mailing address
3650 W MARTIN LUTHER KING JR BLVD #275, LOS ANGELES, CA 90008-1700
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1997
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
Jan 9, 1997
$135,000
Raul Ugalde
Great Western Bank
Grant Deed
$94,500 · Great Western Bank
Feb 21, 1996
$147,250
Great Western Bank
Duenas,haydee L
Trustees Deed
related
—
Nov 27, 1995
—
Jorge Escobar
Amaya,m M
Grant Deed
related
—
Feb 25, 1994
—
Maria M Amaya
Escalante,c&b
Grant Deed
related
—
Mar 3, 1993
$5,500
Carlos Escalante
Duenas,haydee L
Grant Deed
—
—
—
Haydee L Duenas
—
Deed Of Trust
related
$22,000 · 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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