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Property profile & analytics
OFF-MARKET
Estimated value
$15,195,000
Apartment buildings
10216 Vultee Ave Downey, CA 90241-2770
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7605509
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1965
Construction
WOOD
Total area
56,411 SF
Lot
1.6 ac (69,769 SF)
Zoning code
DOR3*
APN
6285-003-006
UPID
US09-7605509
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
$12.75M
Comparable Approach
Comparable
$15.30M
Blend (final)
Blend
$15.20M
Owner & transaction history
Florence Villas LLC · 1 yrs held
Florence Villas LLC
since 2025
Last sale
$16.4M
7 recorded transactions
Zoning & alternative use
DOR3* · Downey, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$17.8M
+26.9%
Commercial (general)
$17.4M
+24.1%
Warehouse, storage
$16.6M
+18.0%
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 Downey submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Downey 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$13,810,000
6.5%
$12,745,000
7%
$11,835,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$14,050,000
Current use
OFFICE BUILDING
$17,830,000
Change: +27% · Conversion: Moderate
COMMERCIAL (GENERAL)
$17,430,000
Change: +24% · Conversion: Moderate
WAREHOUSE, STORAGE
$16,575,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$15.20M
Range $13.68M – $16.71M · ±10% · vs last sale $16.37M (Mar 2 2025)
Last sale anchor
$16.37M
Mar 2 2025
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$269 / 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
$146,407
Tax year 2024
Assessed value
$10,987,194
Assessed 2024
Previous assessed
$10,987,194
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$4,241,824
Assessed improvement
$6,745,370
Applied tax rate
3.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1965
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
53
Bathrooms
90
Total area
56,411 SF
Lot
1.6 ac (69,769 SF)
Zoning code
DOR3*
APN
6285-003-006
UPID
US09-7605509
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
DOR3* · Downey, CA
Zoning DOR3* · permitted uses
DOR3* · Downey, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Downey. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$14.1M
OFFICE BUILDING
Est. value
$17.8M
COMMERCIAL (GENERAL)
Est. value
$17.4M
WAREHOUSE, STORAGE
Est. value
$16.6M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1965
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
53
Bathrooms
90
Lot
1.6 ac
Current owner
From public records · entity-resolved
Florence Villas LLC
Entity
Mailing address
43537 RDG PARK DR, TEMECULA, CA 92590-3615
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 2, 2025
$16,370,000
Florence Villas LLC
10216 Vultee LLC
Grant Deed
$10,050,000 · Everbank NA
Jul 14, 2022
—
10216 Vultee LLC
—
Deed
related
$6,800,000 · Farmers & Merchants Bank Of Long Beach
Apr 7, 2020
—
10216 Vultee LLC
—
Deed
related
$3,115,000 · Farmers & Merchants Bk/lng Bch
Oct 7, 2019
—
10216 Vultee LLC
Callaghan Hugh Trust
Quit Claim Deed
related
—
Dec 18, 2014
—
Callaghan,hugh M Trust
H M Callaghan LLC
Quit Claim Deed
—
May 29, 1998
—
H M Callaghan
Callaghan,h M
Quit Claim Deed
related
—
Dec 19, 1991
—
Hugh M Callaghan
Western Savers
Grant Deed
$2,850,000 · Western Federal Savings & Loan
—
—
10216 Vultee LLC
—
Deed Of Trust
related
$3,115,000 · Farmers & Merchants Bk/lng Bch
—
—
Salda
—
Deed Of Trust
related
$12,000 · Union Bank
—
—
H M Callaghan LLC
—
Deed Of Trust
related
$90,051 · Bank Of America
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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