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Property profile & analytics
OFF-MARKET
Estimated value
$1,145,000
Apartment buildings
8915 Mcnerney Ave South Gate, CA 90280-3233
Individually Owned
16-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6457968
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1958
Construction
WOOD
Total area
8,910 SF
Lot
0.29 ac (12,812 SF)
Zoning code
SGR3YY
APN
6216-030-031
UPID
US09-6457968
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.52M
Blend (final)
Blend
$1.15M
Owner & transaction history
Emma Mendez · 16 yrs held
Emma Mendez
since 2010
7 recorded transactions
Zoning & alternative use
SGR3YY · South Gate, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.9M
+4.8%
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
APARTMENT HOUSE (5+ UNITS)
$1,805,000
Current use
COMMERCIAL (GENERAL)
$1,890,000
Change: +5% · Conversion: Moderate
Blend value · Realmo final
$1.15M
Range $1.03M – $1.26M · ±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
$129 / 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
$17,215
Tax year 2024
Assessed value
$1,144,199
Assessed 2024
Previous assessed
$1,144,199
+0.0% YoY
Effective rate
1.50%
On assessed value
Assessed land
$447,840
Assessed improvement
$696,359
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1958
Construction
WOOD
Heating
NONE
Cooling
YES
Units
16
Bathrooms
16
Total area
8,910 SF
Lot
0.29 ac (12,812 SF)
Zoning code
SGR3YY
APN
6216-030-031
UPID
US09-6457968
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SGR3YY · South Gate, CA
Zoning SGR3YY · permitted uses
SGR3YY · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.9M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
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
1958
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
16
Bathrooms
16
Lot
0.29 ac
Current owner
From public records · entity-resolved
Emma Mendez
Individual
Mailing address
7956 HONDO ST, DOWNEY, CA 90242-3433
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 29, 2022
—
Emma Mendez
—
Deed
related
$850,000 · Jpmorgan Chase Bank NA
Jan 26, 2017
—
Otto Mendez
—
Deed
related
$650,000 · Jpmorgan Chase Bank NA
Feb 16, 2010
—
Emma Mendez
Mendez Trust
Quit Claim Deed
related
—
Jun 14, 2004
—
Mendez,tr
Bazan,tr
Grant Deed
related
—
Jan 4, 2001
—
Mendez,ortelio & Emma Trustees
Mendez,o & E
Quit Claim Deed
related
—
Jan 14, 1999
$485,000
Ortelio Mendez
Daily,steven R
Grant Deed
$360,750 · Washington Mutual Fsb
Oct 30, 1995
—
Steven R Daily
Daily,g R
Quit Claim Deed
related
—
Oct 23, 1995
—
Gregory R Daily
Daily,s R
Quit Claim Deed
related
—
—
—
Bazan,tr
—
Deed Of Trust
related
$500,000 · Washington Mutual Fsb
—
—
Gregory R Daily
—
Deed Of Trust
related
$235,000 · Southern Pacific Thrift & Loan
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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