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Property profile & analytics
OFF-MARKET
Estimated value
$2,400,000
Apartment buildings
8982 State St South Gate, CA 90280-2955
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7419759
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1987
Construction
WOOD
Total area
19,450 SF
Lot
0.74 ac (32,452 SF)
Zoning code
SGCR*
APN
6210-026-034
UPID
US09-7419759
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
$3.24M
Blend (final)
Blend
$2.40M
Owner & transaction history
Pablo Mayans · 1 yrs held
Pablo Mayans
since 2024
7 recorded transactions
Zoning & alternative use
SGCR* · 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
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,940,000
Current use
Blend value · Realmo final
$2.40M
Range $2.16M – $2.64M · ±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
$123 / 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
$34,899
Tax year 2024
Assessed value
$2,444,893
Assessed 2024
Previous assessed
$2,444,893
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$516,803
Assessed improvement
$1,928,090
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
1987
Construction
WOOD
Heating
NONE
Cooling
YES
Units
20
Bathrooms
40
Total area
19,450 SF
Lot
0.74 ac (32,452 SF)
Zoning code
SGCR*
APN
6210-026-034
UPID
US09-7419759
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$3.9M
APARTMENT HOUSE (5+ UNITS) Current
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
1987
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
20
Bathrooms
40
Lot
0.74 ac
Current owner
From public records · entity-resolved
Pablo Mayans
Individual
Mailing address
9367 RAVILLER DR, DOWNEY, CA 90240-3060
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Sep 13, 2024
—
Pablo Mayans
Octayio Mayans
Affidavit Death Of Trustee/successor Trustee
related
$33,650,000 · David Ryngler Etux
Jun 30, 2022
—
Georgelina Mayans
Octavio Mayans
Affidavit Death Of Trustee/successor Trustee
related
—
Jun 22, 2022
—
Georgelina Mayans
—
Deed
related
$1,200,000 · The Rasic Leverte Family Trust
Mar 12, 2015
—
Octavio Mayans & Georgelina Mayans
Octavio Mayans
Intrafamily Transfer
related
$2,595,000 · Oneunited Bank
Feb 8, 2013
—
Mayans Octavio & G Trust
Mayans Octavio & G Trust
Quit Claim Deed
related
—
Nov 19, 2007
—
Mayans Octavio & G Fam Trust
Mayans,octavio & Georgelina
Quit Claim Deed
related
—
—
—
Mayans O & G Family Trust
—
Deed Of Trust
related
$1,600,000 · One United Bank
—
—
Octavio Mayans
—
Deed Of Trust
related
$1,125,000 · Western 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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