Downey Mixed-Use Investment
For Sale
Contact for pricing
Pending
13000 Paramount Blvd, Downey, CA 90242
Mixed-use property with retail and residential units in Downey.
Property Size3,421 SF
Days on Market294
Property Features for 13000 Paramount Blvd
General Information
Standard status
Pending
Size
3,421 SF
Property subtype
Mixed Use
Zoning
C3
Occupancy
100%
Lease Type
NNN
Investment Type
Owner/User
Building Details
Year Built
1929
Buildings
2
Stories
2
Units
3
Tenancy
Multi
Listing Agency:
SZCRE
Listed By:
Stelios Zoumberakis · License #02049494
Source:
Crexi
Added: Oct 23, 2025
Changed: Aug 8
Last Checked: Aug 8 at 6:38AM
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 SZCRE
Investment Insights
Based on property information with market context.
This mixed-use property in Downey presents an investment and live/work opportunity. It comprises two buildings, combining street-front retail space with multifamily residential units. The front building features 1,820 square feet of ground-floor retail space, currently occupied by a tenant with 8 years remaining on the lease, and a 2-bedroom residential unit above. The rear building contains two stacked residential units: a non-conforming ground-floor unit and a permitted 2-bedroom unit above. The non-conforming unit offers an opportunity for an owner-user to occupy as a live/work residence, or potentially legalize or expand under current ADU provisions to increase rental income. All residential tenants are currently on month-to-month leases, providing flexibility to reposition, adjust rents, or occupy units. Located on Paramount Blvd, the property benefits from high visibility, convenient freeway access, and proximity to schools, restaurants, and major businesses. This location supports tenant demand and long-term value appreciation. The property offers a blend of stable income, flexible occupancy, and redevelopment potential.
Key Highlights
- Mixed‑use property with street‑front retail and multifamily residential units offering diversified income streams.
- Stable, long‑term retail tenant in place with 8 years remaining on the lease.
- Flexible occupancy with month‑to‑month residential tenants, allowing for repositioning, rent adjustments, or owner‑user occupancy.
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
$86,472
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
6.41%
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%
$1,729,440
$1.7M
Cap Rate 7%
$1,235,314
$1.2M
Cap Rate 9%
$960,800
$960.8K
Market Conditions
NOI Build-Up for 3,421 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
$126.4K $36.96/SF
− Vacancy
−$2.9K −$0.85/SF
EGI
$123.5K $36.11/SF
− OpEx
−$37.1K −$10.83/SF
NOI
$86.5K $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%
$1,729,440
Cap Rate 7%
$1,235,314
Cap Rate 9%
$960,800
Alternative Uses
Best Use
Retail
$1.24M
$1.08M – $1.44M
NOI $86,472 @ 7.0% cap · market cap 6.41%
Second Best
Mixed Use
$861.4K
$753.7K – $1.00M
NOI $60,295 @ 7.0% cap · market cap 4.47%
Theoretical Best
Office A
$1.40M
$1.22M – $1.63M
NOI $97,704 @ 7.0% cap · market cap 7.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,161
Businesses Nearby
Explore this area
Business Placement
Demographics for 90242, CA
42,939
Population
12,756
Households
3.4
Avg Household Size
36
Median Age
24%
College-Educated
79%
High-School Grad
4.5 sq mi
ZIP Area
9,542
Density / Sq Mi
$83,238
Median Household Income
$42,064
Median Earnings
$1,874
Median Rent
$676,100
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with retail and residential units in Downey.
Where is this mixed-use property located?
The property is located at 13000 Paramount Blvd Downey, CA.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Mixed‑use property with street‑front retail and multifamily residential units offering diversified income streams.; Stable, long‑term retail tenant in place with 8 years remaining on the lease.; Flexible occupancy with month‑to‑month residential tenants, allowing for repositioning, rent adjustments, or owner‑user occupancy.
