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Property profile & analytics
OFF-MARKET
Estimated value
$760,000
Investment properties
8501 Long Bch Blvd South Gate, CA 90280-2016
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8589010
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1923
Construction
WOOD
Total area
3,677 SF
Lot
0.13 ac (5,558 SF)
Zoning code
SGCM*
APN
6202-033-001
UPID
US09-8589010
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
-
JMB Market (Bike/Boat/Book/etc) Store Wine and Liquor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$514k
Blend (final)
Blend
$760k
Owner & transaction history
Stj Real Estate Investments LLC · 2 yrs held
Stj Real Estate Investments LLC
since 2023
7 recorded transactions
Zoning & alternative use
SGCM* · South Gate, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.1M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$780,000
Current use
WAREHOUSE, STORAGE
$1,080,000
Change: +38% · Conversion: Difficult
RETAIL STORES
$780,000
Change: 0% · Conversion: Easy
Blend value · Realmo final
$760k
Range $684k – $836k · ±10%
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
$207 / 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
$12,269
Tax year 2024
Assessed value
$900,000
Assessed 2024
Previous assessed
$900,000
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$400,000
Assessed improvement
$500,000
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
1923
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Units
3
Total area
3,677 SF
Lot
0.13 ac (5,558 SF)
Zoning code
SGCM*
APN
6202-033-001
UPID
US09-8589010
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SGCM* · South Gate, CA
Zoning SGCM* · permitted uses
SGCM* · 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
$780,000
WAREHOUSE, STORAGE
Est. value
$1.1M
RETAIL STORES
Est. value
$780,000
COMMERCIAL (GENERAL) Current
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
1923
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Units
3
Lot
0.13 ac
Current owner
From public records · entity-resolved
Stj Real Estate Investments LLC
Entity
Free & Clear · 2 yrs held
Mailing address
13044 PARK ST, SANTA FE SPRINGS, CA 90670-4006
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 29, 2023
—
Stj Real Estate Investments LLC
Teresa Nguyen
Grant Deed
—
Mar 22, 2012
—
Don D Choi
Choi,anna H
Quit Claim Deed
related
—
Mar 22, 2012
$300,000
Teresa Nguyen
Choi,don D
Grant Deed
$250,000 · Don D Choi
Jan 13, 2006
—
Don D Choi
Choi,hwan
Quit Claim Deed
related
—
Jan 22, 1990
$300,000
Hwan Choi
Unknown
Grant Deed
—
—
—
Hwan Choi
—
Deed Of Trust
related
$150,000 · California Center Bank
—
—
Hwan Choi
—
Deed Of Trust
related
$250,000 · California Center Bank
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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