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Property profile & analytics
OFF-MARKET
Estimated value
$580,000
Investment properties
8933 State St South Gate, CA 90280-3052
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-8701150
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1949
Construction
WOOD
Total area
2,935 SF
Lot
0.22 ac (9,471 SF)
Zoning code
SGCR*
APN
6204-003-015
UPID
US09-8701150
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
-
Elite Glamour Beauty Salon Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$760k
Blend (final)
Blend
$580k
Owner & transaction history
F Z Pacific Coast Investments INC · 5 yrs held
F Z Pacific Coast Investments INC
since 2021
7 recorded transactions
Zoning & alternative use
SGCR* · South Gate, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$860,000
+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)
$625,000
Current use
WAREHOUSE, STORAGE
$860,000
Change: +38% · Conversion: Difficult
RETAIL STORES
$620,000
Change: 0% · Conversion: Easy
Blend value · Realmo final
$580k
Range $522k – $638k · ±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
$198 / 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
$8,070
Tax year 2024
Assessed value
$571,332
Assessed 2024
Previous assessed
$571,332
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$238,858
Assessed improvement
$332,474
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
1949
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
3
Stories
1
Units
3
Bathrooms
3
Total area
2,935 SF
Lot
0.22 ac (9,471 SF)
Zoning code
SGCR*
APN
6204-003-015
UPID
US09-8701150
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.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$625,000
WAREHOUSE, STORAGE
Est. value
$860,000
RETAIL STORES
Est. value
$620,000
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
1949
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Units
3
Bathrooms
3
Lot
0.22 ac
Current owner
From public records · entity-resolved
F Z Pacific Coast Investments INC
Entity
Mailing address
8933 STATE ST, SOUTH GATE, CA 90280-3052
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
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
Jun 24, 2021
—
F Z Pacific Coast Investments INC
F Z Pacific Coast Investments INC
Intrafamily Transfer
related
$617,500 · Axos Bank
Nov 29, 2007
—
Fz Pacific Coast Inv INC
Zatarain,fabian
Grant Deed
—
Aug 1, 2005
—
Fabian Zatarain
Vasquez,rafael A
Grant Deed
$430,000 · Greenpoint Mortgage Funding
Jun 9, 2000
$320,000
Fabian Zatarain
Stone Sam INC
Grant Deed
$317,384 · Cendant Mortgage Corp
Mar 1, 2000
$200,000
Stone Sam INC
Mendez,uriel
Grant Deed
$140,000 · Mcalister Investments INC
Jul 19, 1999
—
Uriel Mendez
Mendez,m A
Quit Claim Deed
related
—
Nov 25, 1998
—
Mario A Mendez
Mendez,e B
Quit Claim Deed
related
—
Jul 18, 1997
—
Emma B Mendez
Valencia,a
Grant Deed
related
—
—
—
Alberto D Valencia Estate
—
Deed Of Trust
related
$60,000 · James R White Ira
—
—
Fabian Zatarain
—
Deed Of Trust
related
$56,000 · West Valley Associates LLC
—
—
Fabian Zatarain
—
Deed Of Trust
related
$315,106 · First Magnus Financial Corp
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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