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Property profile & analytics
OFF-MARKET
Estimated value
$915,000
Apartment buildings
9526 Pinehurst Ave South Gate, CA 90280-5267
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8701315
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1948
Construction
WOOD
Total area
3,619 SF
Lot
0.22 ac (9,438 SF)
Zoning code
SGR3YY
APN
6222-026-018
UPID
US09-8701315
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
$930k
CAP Approach
CAP
$895k
Comparable Approach
Comparable
$1.19M
Blend (final)
Blend
$915k
Owner & transaction history
Jose R Uribe · 2 yrs held
Jose R Uribe
since 2023
Last sale
$925,009
7 recorded transactions
Zoning & alternative use
SGR3YY · South Gate, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.1M
+45.0%
Commercial (general)
$770,000
+4.8%
Retail stores
$765,000
+4.7%
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
$900,000
ML approach
$930,000
CAP Approach
CAP Return
Estimation
6%
$970,000
6.5%
$895,000
7%
$830,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$735,000
Current use
WAREHOUSE, STORAGE
$1,065,000
Change: +45% · Conversion: Difficult
COMMERCIAL (GENERAL)
$770,000
Change: +5% · Conversion: Moderate
RETAIL STORES
$765,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$915k
Range $824k – $1.01M · ±10% · vs last sale $925k (Dec 20 2023)
Last sale anchor
$925k
Dec 20 2023
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
$253 / 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
$12,715
Tax year 2024
Assessed value
$925,000
Assessed 2024
Previous assessed
$925,000
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$800,000
Assessed improvement
$125,000
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
1948
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Units
5
Bathrooms
5
Total area
3,619 SF
Lot
0.22 ac (9,438 SF)
Zoning code
SGR3YY
APN
6222-026-018
UPID
US09-8701315
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
$735,000
WAREHOUSE, STORAGE
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$770,000
RETAIL STORES
Est. value
$765,000
APARTMENT HOUSE (5+ UNITS) Current
WAREHOUSE, STORAGE
COMMERCIAL (GENERAL)
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
1948
Construction
WOOD
Heating
NONE
Cooling
Yes
Buildings
2
Units
5
Bathrooms
5
Lot
0.22 ac
Current owner
From public records · entity-resolved
Jose R Uribe
Individual
Mailing address
15462 RANCHO FONTANA VLG PKWY, FONTANA, CA 92336-3114
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 20, 2023
—
Jose R Uribe
Luis Hernandez
Grant Deed
—
Mar 5, 2021
—
Luis Hernandez
Luis Hernandez
Intrafamily Transfer
related
$690,000 · Silver Rock Realty LLC
Jul 8, 2019
—
Jose Villalpando
Villalpando,rosalba
Quit Claim Deed
related
—
Jul 2, 2019
$750,000
Luis Hernandez
Villalpando,jose
Grant Deed
$600,000 · Duane Wellhoefer
Jul 2, 2019
—
Luis Hernandez
Hernandez,patricia
Quit Claim Deed
related
—
Oct 24, 2017
—
Jose Villalpando
—
Deed
related
$481,250 · Lantern Financial Corporation
Mar 13, 2017
—
Jose J Villalpando
—
Deed
related
—
Dec 5, 1996
—
Jose J Villalpando
Villalpando,r
Quit Claim Deed
related
—
Dec 5, 1996
$153,000
Hernandez,luis
Harrell Trust
Trustees Deed
related
$80,000 · Seller
Nov 19, 1992
—
Harrell,kenneth S Tr
—
Deed Of Trust
related
—
Jul 6, 1992
—
Kenneth Harrell
—
Deed Of Trust
related
—
—
—
Harrell,trust
—
Deed Of Trust
related
$80,000 · Datacom Investment Co INC
—
—
Jose J Villalpando
—
Deed Of Trust
related
—
—
—
Luis Hernandez
—
Deed Of Trust
related
$23,000 · Samuel Salkin Enterprises Dbpt
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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