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Property profile & analytics
OFF-MARKET
Estimated value
$9,655,000
Retail space
9830 Long Bch Blvd South Gate, CA 90280-4153
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6899360
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2006
Construction
TILT-UP CONCRETE
Total area
12,534 SF
Lot
1.2 ac (52,170 SF)
Zoning code
SGCM*
APN
6206-012-032
UPID
US09-6899360
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
-
Walgreens Pharmacy
-
Walgreens Pharmacy Pharmacy
-
Walgreens Photo (Bike/Boat/Book/etc) Store
-
Redbox Cinema (Bike/Boat/Book/etc) Store
-
Western Union Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.08M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.66M
Owner & transaction history
Betty Jean Louie III Limited Partne · 4 yrs held
Betty Jean Louie III Limited Partne
since 2022
Last sale
$11.7M
5 recorded transactions
Zoning & alternative use
SGCM* · South Gate, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$10.6M
+299.0%
Restaurant
$8.2M
+207.1%
Neighborhood: shopping center
$7.6M
+187.0%
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
$11,630,000
ML approach
$9,080,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$10,605,000
Change: +299% · Conversion: Difficult
RESTAURANT
$8,160,000
Change: +207% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$7,630,000
Change: +187% · Conversion: Moderate
Blend value · Realmo final
$9.66M
Range $8.69M – $10.62M · ±10% · vs last sale $11.65M (Jun 14 2022)
Last sale anchor
$11.65M
Jun 14 2022
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
$770 / 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
$114,695
Tax year 2024
Assessed value
$9,212,000
Assessed 2024
Previous assessed
$9,212,000
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$7,100,000
Assessed improvement
$2,112,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2006
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Units
1
Total area
12,534 SF
Lot
1.2 ac (52,170 SF)
Zoning code
SGCM*
APN
6206-012-032
UPID
US09-6899360
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SGCM* · South Gate, CA
Zoning SGCM* · permitted uses
SGCM* · 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
AUTO REPAIR, GARAGE
Est. value
$10.6M
RESTAURANT
Est. value
$8.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.6M
AUTO REPAIR, GARAGE
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
2006
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
1.2 ac
Current owner
From public records · entity-resolved
Betty Jean Louie III Limited Partne
Individual
Mailing address
667 GRANT AVE, SAN FRANCISCO, CA 94108-2401
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Jun 14, 2022
$11,650,000
Betty Jean Louie III Limited Partne
South Gate Wg LLC
Grant Deed
$10,000 · East West Bank
Nov 6, 2014
$10,800,000
South Gate Wg LLC
South Gate Investors III LLC
Grant Deed
$7,000,000 · Bank Of America
Aug 4, 2005
—
South Gate Skys LLC
—
Deed Of Trust
related
$1,200,000 · Hanmi Bank
Jun 7, 2005
—
Iuele Family Trust
Owner,record
Grant Deed
related
—
Jun 7, 2005
$1,950,010
South Gate Skys LLC
Owner,record
Grant Deed
related
—
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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