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Property profile & analytics
OFF-MARKET
Estimated value
$540,000
Motels
9514 Long Bch Blvd South Gate, CA 90280-4147
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US09-6258234
Property profile
Verified
Property type
Motels
Use group
MOTEL
Year built
1946
Construction
WOOD
Total area
1,532 SF
Lot
0.14 ac (5,905 SF)
Zoning code
SGC3*
APN
6206-016-013
UPID
US09-6258234
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
-
La perla Motel Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$560k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$540k
Owner & transaction history
Hemaben LLC · 6 yrs held
Hemaben LLC
since 2020
Last sale
$600,006
5 recorded transactions
Zoning & alternative use
SGC3* · South Gate, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$695,000
+8.0%
Office building
$685,000
+6.5%
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
$405,000
ML approach
$560,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$645,000
Current use
MEDICAL BUILDING
$695,000
Change: +8% · Conversion: Difficult
OFFICE BUILDING
$685,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$540k
Range $486k – $594k · ±10% · vs last sale $600k (Feb 21 2020)
Last sale anchor
$600k
Feb 21 2020
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
$352 / 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
$8,819
Tax year 2024
Assessed value
$643,319
Assessed 2024
Previous assessed
$643,319
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$455,685
Assessed improvement
$187,634
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
Motels
Use group
MOTEL
Status
Off-Market
Year built
1946
Construction
WOOD
Heating
NONE
Stories
1
Total area
1,532 SF
Lot
0.14 ac (5,905 SF)
Zoning code
SGC3*
APN
6206-016-013
UPID
US09-6258234
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SGC3* · South Gate, CA
Zoning SGC3* · permitted uses
SGC3* · 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
HOTEL/MOTEL Current
Est. value
$645,000
MEDICAL BUILDING
Est. value
$695,000
OFFICE BUILDING
Est. value
$685,000
HOTEL/MOTEL Current
MEDICAL BUILDING
OFFICE BUILDING
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
1946
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.14 ac
Current owner
From public records · entity-resolved
Hemaben LLC
Entity
Mailing address
9514 LONG BCH BLVD, SOUTH GATE, CA 90280-4147
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 9, 2022
—
Hemaben LLC
—
Deed
related
$457,000 · Us Metro Bank
Feb 21, 2020
$600,000
Hemaben LLC
Blas Marin
Grant Deed
$450,000 · Balubhai Patel
Mar 15, 1999
—
Blas Marin
Marin,b & R
Quit Claim Deed
related
—
—
—
Blas Marin
—
Deed Of Trust
related
$22,984 · Norwest Financial California
—
—
Blas Marin
—
Deed Of Trust
related
$80,650 · Norwest Financial California
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.
Try Rey
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