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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Office buildings
8511 Long Bch Blvd South Gate, CA 90280-2016
Individually Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6919544
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1928
Construction
TILT-UP CONCRETE
Total area
3,012 SF
Lot
0.1 ac (4,511 SF)
Zoning code
SGCM*
APN
6202-033-003
UPID
US09-6919544
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
-
Maiquela's Cosmetology Academy Vocational School Training Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$790k
Blend (final)
Blend
$575k
Owner & transaction history
Fariba Lalezari · 4 yrs held
Fariba Lalezari
since 2022
7 recorded transactions
Zoning & alternative use
SGCM* · 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
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
Blend value · Realmo final
$575k
Range $518k – $633k · ±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
$191 / 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
$5,267
Tax year 2024
Assessed value
$357,106
Assessed 2024
Previous assessed
$357,106
+0.0% YoY
Effective rate
1.47%
On assessed value
Assessed land
$170,381
Assessed improvement
$186,725
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1928
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Stories
1
Units
1
Total area
3,012 SF
Lot
0.1 ac (4,511 SF)
Zoning code
SGCM*
APN
6202-033-003
UPID
US09-6919544
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.
Building & site characteristics
From public records
Year built
1928
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
0.1 ac
Current owner
From public records · entity-resolved
Fariba Lalezari
Individual
Free & Clear · 4 yrs held
Mailing address
1115 S CARMELINA AVE, LOS ANGELES, CA 90049-5811
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 5, 2022
—
Fariba Lalezari
Feridoon Lalezari
Deed
related
—
Apr 25, 2016
—
Lalezari,farzaneh Family Trust
Lalezari,farzaneh
Quit Claim Deed
related
—
Jan 28, 2003
$310,000
Feridoon Lalezari
World Mission Maranatha
Grant Deed
—
Mar 19, 1999
$185,000
Mission Maranatha World
—
Grant Deed
related
—
Jan 27, 1999
$46,974
Elmer Sabisch
Carren,jorge & Carmen
Trustees Deed
—
Jun 27, 1988
$350,000
Jorge And Carreon
Unknown
Grant Deed
—
—
—
Roberto An Amaya
—
Deed Of Trust
related
$20,000 · Martinez Ramon C
—
—
Mission Marantha Evengel World
—
Deed Of Trust
related
$260,000 · Wells Fargo 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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