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Property profile & analytics
OFF-MARKET
Estimated value
$3,150,000
Office buildings
9850 Atlantic Ave South Gate, CA 90280
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US09-9522424
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1971
Construction
TILT-UP CONCRETE
Total area
14,000 SF
Lot
1 ac (43,773 SF)
Zoning code
SGM2*
APN
6222-028-032
UPID
US09-9522424
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
by Request
Blend (final)
Blend
$3.15M
Owner & transaction history
Chiang Chander Enterprises LLC · 13 yrs held
Chiang Chander Enterprises LLC
since 2012
7 recorded transactions
Zoning & alternative use
SGM2* · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$225 / 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
$36,481
Tax year 2024
Assessed value
$2,488,971
Assessed 2024
Previous assessed
$2,488,971
+0.0% YoY
Effective rate
1.47%
On assessed value
Assessed land
$1,207,278
Assessed improvement
$1,281,693
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1971
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
14,000 SF
Lot
1 ac (43,773 SF)
Zoning code
SGM2*
APN
6222-028-032
UPID
US09-9522424
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SGM2* · South Gate, CA
Zoning SGM2* · permitted uses
SGM2* · 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.
Building & site characteristics
From public records
Year built
1971
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1 ac
Current owner
From public records · entity-resolved
Chiang Chander Enterprises LLC
Entity
Mailing address
9850 ATLANTIC AVE, SOUTH GATE, CA 90280
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2012
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 19, 2012
$1,600,000
Chiang Chander Enterprises LLC
Amir Elhawary
Grant Deed
$1,805,980 · Jpmorgan Chase Bank NA
Nov 6, 2007
—
Amir Elhawary
Aly,rabab
Quit Claim Deed
related
$1,150,000 · Americas United Bank
Nov 15, 2005
$400,363
Amir Elhawary
Top Finance Co INC
Grant Deed
—
Jun 1, 2005
—
Top Finance Co INC
Top Finance Co INC
Quit Claim Deed
—
Mar 1, 2005
—
David Mandel
Top Finance Co INC
Quit Claim Deed
related
—
Dec 4, 2003
$1,100,000
Top Finance Co INC
Kong,amy S
Grant Deed
related
$770,000 · Bank Of America
Jan 3, 2001
$960,000
Amy S Kong
Mandel,david
Grant Deed
$768,000 · Imperial Bank
Nov 23, 1999
$760,000
David Mandel
American Transit Corp
Grant Deed
—
—
—
Chiang Chander Ents LLC
—
Loan Modification
related
$2,027,059 · Jp Morgan Chase Bank NA
—
—
Chiang Chander Ents LLC
—
Loan Modification
related
$2,292,069 · Jp Morgan Chase Bank NA
—
—
Top Finance Co INC
—
Deed Of Trust
related
—
—
—
Amir Elhawary
—
Deed Of Trust
related
$746,590 · Top Finance Co INC
Jan 31, 1966
—
Carson Enterprises INC
—
Grant Deed
related
—
Oct 31, 1962
—
—
—
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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