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Property profile & analytics
OFF-MARKET
Estimated value
$1,870,000
Retail space
8615 Long Bch Blvd South Gate, CA 90280-2721
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8616065
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1947
Construction
WOOD
Total area
16,648 SF
Lot
0.47 ac (20,353 SF)
Zoning code
SGCM-R3*
APN
6204-018-002
UPID
US09-8616065
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
-
Beach Street Outlet Discount Store Clothing & Fashion Store
-
the Hirth Group Real Estate Agency
-
Jordan Party store Party Supply Store (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.83M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.58M
Blend (final)
Blend
$1.87M
Owner & transaction history
The Ted Herz LLC · 2 yrs held
The Ted Herz LLC
since 2023
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
SGCM-R3* · 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
$1,850,000
ML approach
$1,825,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.87M
Range $1.68M – $2.06M · ±10% · vs last sale $1.90M (Jul 25 2023)
Last sale anchor
$1.90M
Jul 25 2023
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
$112 / 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
$27,069
Tax year 2024
Assessed value
$1,900,000
Assessed 2024
Previous assessed
$1,900,000
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$1,300,000
Assessed improvement
$600,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1947
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
16,648 SF
Lot
0.47 ac (20,353 SF)
Zoning code
SGCM-R3*
APN
6204-018-002
UPID
US09-8616065
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SGCM-R3* · South Gate, CA
Zoning SGCM-R3* · permitted uses
SGCM-R3* · 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
1947
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.47 ac
Current owner
From public records · entity-resolved
The Ted Herz LLC
Entity
Mailing address
1101 S OAKHURST DR, LOS ANGELES, CA 90035-1307
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 25, 2023
$1,900,000
The Ted Herz LLC
Stuart A Elster
Grant Deed
$1,615,000 · Wells Fargo Bank NA
Feb 11, 2021
—
8615 Long Beach Blvd LLC
Leon Elster INC
Grant Deed
—
Jun 16, 2017
$2,150,000
Leon Elster INC
Business Properties LLC
Grant Deed
$75,000 · Piam Amouna
Apr 1, 2014
$999,009
Business Properties LLC
The Paz Trust
Grant Deed
$650,000 · East West Bank
Oct 23, 2008
—
Paz Trust
Paz,sandra F
Quit Claim Deed
related
—
Aug 14, 1992
—
Sandra F Paz
—
Deed Of Trust
related
—
Jan 4, 1989
$410,000
Windsor Exchange
Soho Land
Trustees Deed
related
$209,725 · Windsor Exchange
Jun 29, 1988
$497,000
Land Soho
Windsor Exchange
Trustees Deed
$350,000 · Rasgon Dave
Jun 29, 1988
$465,000
Windsor Exchange
Rasgon Dave
Trustees Deed
related
—
—
—
Sandra F Paz
—
Deed Of Trust
related
$300,000 · Individual
—
—
Sandra F Paz
—
Deed Of Trust
related
$300,000 · Jackson Federal 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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