Downey Showroom/Warehouse
For Sale
$2,500,000
10900 Paramount, Downey, CA 90241
Midcentury modern building in the heart of Downey.
Property Size4,770 SF
Price / SF$524.11
Days on Market146
Property Features for 10900 Paramount
General Information
Standard status
Active
Size
4,770 SF
Building Details
Year Built
1961
Listing Agency:
M. R. & Associates
Listed By:
Jakleen Charitan · License #02008828
(562) 291-2855
Source:
Myfabuloushome
Added: Apr 24
Changed: Sep 4
Last Checked: Sep 15 at 10:53PM
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 M. R. & Associates
Investment Insights
Based on property information with market context.
This midcentury modern building, constructed in 1961, is available for sale or lease, presenting an opportunity for an owner-user investment. Located in the heart of Downey on busy Paramount Blvd, the property benefits from high traffic and on-street frontage. The building features a showroom with 10-foot ceilings, a warehouse in the back, and a mezzanine with 15-foot ceilings. Parking is available in the rear. The roof has been coated within the last 2 years with a premium 20-year product. The property is being sold as is. The location is considered very walkable with a score of 70 and bikeable with a score of 52.
Key Highlights
- Prime location on busy Paramount Blvd in the heart of Downey with high traffic and street frontage.
- Unique Midcentury Modern building, built in 1961.
- Suitable for owner‑user investment.
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
$120,571
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
4.82%
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%
$2,411,420
$2.4M
Cap Rate 7%
$1,722,443
$1.7M
Cap Rate 9%
$1,339,678
$1.3M
Market Conditions
NOI Build-Up for 4,770 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
$176.3K $36.96/SF
− Vacancy
−$4.1K −$0.85/SF
EGI
$172.2K $36.11/SF
− OpEx
−$51.7K −$10.83/SF
NOI
$120.6K $25.28/SF
Area
Downey, CA
Vacancy
2.30%
Lease Rate
$36.96 /SF/Yr
Expense Ratio
30.00%
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%
$2,411,420
Cap Rate 7%
$1,722,443
Cap Rate 9%
$1,339,678
Alternative Uses
Best Use
Retail
$1.72M
$1.51M – $2.01M
NOI $120,571 @ 7.0% cap · market cap 4.82%
Second Best
Warehouse
$1.03M
$899.4K – $1.20M
NOI $71,953 @ 7.0% cap · market cap 2.88%
Theoretical Best
Office A
$1.95M
$1.70M – $2.27M
NOI $136,231 @ 7.0% cap · market cap 5.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,778
Businesses Nearby
Under-served
Demand for This Use
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
View Realmo Analytics
Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Showroom - Midcentury modern building in the heart of Downey.
Where is this showroom located?
The property is located at 10900 Paramount Downey, CA.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: Prime location on busy Paramount Blvd in the heart of Downey with high traffic and street frontage.; Unique Midcentury Modern building, built in 1961.; Suitable for owner‑user investment.
