Office Building with
New
For Sale
$2,188,888
10535 Paramount Blvd, Downey, CA 90241
Residential Income, Downey, CA
Property Size3,854 SF
Lot Size0.10 Acres
Price / SF$567.95
Days on Market4
Property Features for 10535 Paramount Blvd
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
DOCP*
Full bathrooms
4
Rooms
Bathroom 1, Bathroom 4, Bathroom 2, Bathroom 3
Parking
1
Directions
From Los Angeles, take the I-5 South / Santa Ana Freeway toward Downey. Exit at Paramount Blvd and continue south on Paramount Blvd. The property is located at 10535 Paramount Blvd, Downey, CA 90241, near the Firestone Blvd corridor.
Subdivision
Northwest Downey, N of Firestone, W of Downey
Standard status
Active
APN
6251-026-033
Size
3,854 SF
Lot size
0.10 Acres
Utilities
Heating system
Central
Amenities
landscaped rear garden
Building Details
Year built
1982
Floors in Building
1
Number of units
3
Listing Agency:
Rodeo Realty
(310) 724-7100
Listed By:
Pedro Flores · License #01270157
(323) 771-4949
Added: Sep 28
Changed: Sep 30
Last Checked: Oct 1 at 3:06AM
MLS# 26993849
Copyright © 2026 The MLS/CLAW. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 3,854-square-foot office property occupies 0.097 acres and was built in 1982. Its two floors contain private offices and work areas, with wood flooring, built-in cabinetry, office furnishings, and windows. The property is tenant-occupied and zoned DOCP*.
At 10535 Paramount Blvd in Downey, the building includes on-site parking for approximately 15 vehicles and a landscaped garden area behind the building. The existing office configuration and interior features provide a range of work areas within the building.
At 10535 Paramount Blvd in Downey, the building includes on-site parking for approximately 15 vehicles and a landscaped garden area behind the building. The existing office configuration and interior features provide a range of work areas within the building.
Key Highlights
- 3,854‑square‑foot office building on 0.097 acres
- Two‑story layout with private offices and work areas
- On‑site parking for approximately 15 vehicles
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - The two-level layout combines private offices and work areas, with on-site parking for approximately 15 vehicles.
Where is this office building located?
The property is located at 10535 Paramount Blvd 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: 3,854‑square‑foot office building on 0.097 acres; Two‑story layout with private offices and work areas; On‑site parking for approximately 15 vehicles
