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Property profile & analytics
OFF-MARKET
Estimated value
$2,300,000
Retail space
9507 Long Bch Blvd South Gate, CA 90280-4146
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6858012
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1988
Construction
TILT-UP CONCRETE
Total area
8,673 SF
Lot
0.48 ac (20,736 SF)
Zoning code
SGC3-R3*
APN
6206-004-025
UPID
US09-6858012
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
-
Primo Water Refill Big Box & Wholesale Store
-
Family Dollar Discount Store
-
Disco Azteca Distributors Inc Distribution Center Logistics Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.30M
CAP Approach
CAP
$2.95M
Comparable Approach
Comparable
$1.48M
Blend (final)
Blend
$2.30M
Owner & transaction history
South Gate Commercial LLC · 2 yrs held
South Gate Commercial LLC
since 2024
Last sale
$2.3M
7 recorded transactions
Zoning & alternative use
SGC3-R3* · South Gate, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$2.6M
+38.6%
Commercial (general)
$1.8M
+0.2%
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
$2,300,000
ML approach
$2,300,000
CAP Approach
CAP Return
Estimation
6%
$3,200,000
6.5%
$2,950,000
7%
$2,740,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,840,000
Current use
WAREHOUSE, STORAGE
$2,550,000
Change: +39% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,840,000
Change: +0% · Conversion: Easy
Blend value · Realmo final
$2.30M
Range $2.07M – $2.53M · ±10% · vs last sale $2.30M (Apr 1 2024)
Last sale anchor
$2.30M
Apr 1 2024
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
$265 / 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
$15,854
Tax year 2024
Assessed value
$1,093,204
Assessed 2024
Previous assessed
$1,093,204
+0.0% YoY
Effective rate
1.45%
On assessed value
Assessed land
$1,082,051
Assessed improvement
$11,153
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1988
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Units
2
Bathrooms
2
Total area
8,673 SF
Lot
0.48 ac (20,736 SF)
Zoning code
SGC3-R3*
APN
6206-004-025
UPID
US09-6858012
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SGC3-R3* · South Gate, CA
Zoning SGC3-R3* · permitted uses
SGC3-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.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.8M
WAREHOUSE, STORAGE
Est. value
$2.6M
COMMERCIAL (GENERAL)
Est. value
$1.8M
RETAIL STORES Current
WAREHOUSE, STORAGE
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
1988
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
2
Bathrooms
2
Lot
0.48 ac
Current owner
From public records · entity-resolved
South Gate Commercial LLC
Entity
Mailing address
1111 N BRAND BLVD STE #200, GLENDALE, CA 91202-3023
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
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 1, 2024
—
South Gate Commercial LLC
Raffi Paichuk
Intrafamily Transfer
related
—
May 25, 2018
$2,300,000
Raffi Paichuk
9507 Lb South Gate LLC
Grant Deed
—
Jun 12, 2008
$2,075,000
9507 Lb South Gate LLC
Shim,michael Y & Hannah C
Grant Deed
$1,348,000 · Hanmi Bank
Mar 3, 2008
—
Michael Y Shim
—
Deed Of Trust
related
$4,500,000 · Nara Bank
Jun 7, 2006
$1,695,000
Michael Y Shim
9507 Long Beach Blvd LLC
Grant Deed
$1,900,000 · Uniti Bank
Jun 23, 2005
—
9507 Long Beach Blvd LLC
Majdedin,heidi
Quit Claim Deed
related
—
Nov 1, 2004
—
Faramarz F Khalili
Majdedin,heidi
Grant Deed
related
—
Oct 28, 2004
—
Heidi Majdedin
Meruelo,homero & Belinda
Grant Deed
$1,423,500 · East West Bank
—
—
Homero Meruelo
—
Deed Of Trust
related
—
—
—
Michael Y Shim
—
Deed Of Trust
related
$500,000 · Nara Bank
—
—
9507 Lb South Gate LLC
—
Deed Of Trust
related
$500,000 · Bbu Bank
—
—
9507 Lb South Gate LLC
—
Deed Of Trust
related
$1,400,000 · Jeong H Kim
—
—
Homero Meruelo
—
Deed Of Trust
related
$800,000 · Security Pacific National Bank
—
—
9507 Lb South Gate LLC
—
Deed Of Trust
related
$920,000 · Centerbank
—
—
Michael Y Shim
—
Deed Of Trust
related
$800,000 · Nara Bank
—
—
9507 Long Beach Blvd LLC
—
Deed Of Trust
related
$208,000 · Xt Improvements
—
—
Homero Meruelo
—
Deed Of Trust
related
$8,000,000 · Los Angeles Community Dev
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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