Two-Story Office
New
For Sale
$2,188,888
10535 Paramount Boulevard, Downey, CA 90241
A landscaped rear garden and on-site parking complement the office layout.
Property Size3,854 SF
Days on Market5
Property Features for 10535 Paramount Boulevard
General Information
Standard status
Active
Size
3,854 SF
Total Parking Spaces
15
Property subtype
COMMERCIAL
Additional Details
Furnished
Yes
Road Access
Yes
Amenities
landscaped rear garden area
Building Details
Building Size
3,854 SF
Year Built
1982
Buildings
1
Stories
2
Owner Occupied
No
Abandoned
No
Listing Agency:
Rodeo Realty
Listed By:
Pedro Flores · License #01270157
(323) 771-4949
Source:
Archetyperealty
Added: Sep 23
Changed: Sep 26
Last Checked: Sep 26 at 10:45AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Rodeo Realty
Investment Insights
Based on property information with market context.
This two-story office property on Paramount Boulevard in Downey combines private offices, individual work areas and shared spaces. Interior features include wood flooring, built-in cabinetry and office furnishings, along with separate men’s and women’s restrooms. Natural light reaches both floors, and the building is currently tenant-occupied.
A landscaped rear garden with mature plantings provides an outdoor area alongside the building. On-site parking accommodates approximately 15 vehicles. The property also has frontage on Paramount Boulevard.
A landscaped rear garden with mature plantings provides an outdoor area alongside the building. On-site parking accommodates approximately 15 vehicles. The property also has frontage on Paramount Boulevard.
Key Highlights
- Two‑story office building with private offices, work areas and collaborative space
- Built‑in cabinetry, office furnishings and wood flooring
- Separate restroom facilities for men and women
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$88,449
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.04%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,768,980
$1.8M
Cap Rate 7%
$1,263,557
$1.3M
Cap Rate 9%
$982,767
$982.8K
Market Conditions
NOI Build-Up for 3,854 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$138.7K $36.00/SF
− Vacancy
−$20.8K −$5.40/SF
EGI
$117.9K $30.60/SF
− OpEx
−$29.5K −$7.65/SF
NOI
$88.4K $22.95/SF
Area
Downey, CA
Vacancy
15.00%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,768,980
Cap Rate 7%
$1,263,557
Cap Rate 9%
$982,767
Alternative Uses
Best Use
Office B
$1.26M
$1.11M – $1.47M
NOI $88,449 @ 7.0% cap · market cap 4.04%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.57M
$1.38M – $1.83M
NOI $110,070 @ 7.0% cap · market cap 5.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,186
Businesses Nearby
Explore this area
Business Placement
Demographics for 90241, CA
44,921
Population
15,100
Households
3
Avg Household Size
37
Median Age
25%
College-Educated
81%
High-School Grad
4.9 sq mi
ZIP Area
9,168
Density / Sq Mi
$84,375
Median Household Income
$43,319
Median Earnings
$1,884
Median Rent
$770,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Office building - A landscaped rear garden and on-site parking complement the office layout.
Where is this office building located?
The property is located at 10535 Paramount Boulevard Downey, CA.
What is the asking price?
The asking price for this property is $2,188,888.
What are key features of this property?
This property features: Two‑story office building with private offices, work areas and collaborative space; Built‑in cabinetry, office furnishings and wood flooring; Separate restroom facilities for men and women
