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Property profile & analytics
OFF-MARKET
Estimated value
$1,020,000
Apartment buildings
10329 La Reina Ave Downey, CA 90241-2549
Individually Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-8505966
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1956
Construction
WOOD
Total area
4,824 SF
Lot
0.22 ac (9,410 SF)
Zoning code
DOR3*
APN
6252-022-025
UPID
US09-8505966
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
$1.09M
Comparable Approach
Comparable
$1.09M
Blend (final)
Blend
$1.02M
Owner & transaction history
Larry And Wanda Shelton Fmtr 1994
Larry And Wanda Shelton Fmtr 1994
since 2026
Last sale
$950,000
4 recorded transactions
Zoning & alternative use
DOR3* · Downey, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.5M
+26.9%
Commercial (general)
$1.5M
+24.1%
Warehouse, storage
$1.4M
+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%
$1,180,000
6.5%
$1,090,000
7%
$1,010,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,200,000
Current use
OFFICE BUILDING
$1,525,000
Change: +27% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,490,000
Change: +24% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,415,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$1,400,000
Change: +16% · Conversion: Difficult
Blend value · Realmo final
$1.02M
Range $918k – $1.12M · ±10% · vs last sale $950k (Feb 12 2026)
Last sale anchor
$950k
Feb 12 2026
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
$211 / 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
$11,936
Tax year 2024
Assessed value
$786,236
Assessed 2024
Previous assessed
$786,236
+0.0% YoY
Effective rate
1.52%
On assessed value
Assessed land
$258,881
Assessed improvement
$527,355
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
1956
Construction
WOOD
Heating
NONE
Units
10
Bathrooms
10
Total area
4,824 SF
Lot
0.22 ac (9,410 SF)
Zoning code
DOR3*
APN
6252-022-025
UPID
US09-8505966
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
$1.2M
OFFICE BUILDING
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.4M
RETAIL STORES
Est. value
$1.4M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
RETAIL STORES
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
1956
Construction
WOOD
Heating
NONE
Units
10
Bathrooms
10
Lot
0.22 ac
Current owner
From public records · entity-resolved
Larry And Wanda Shelton Fmtr 1994
Individual
Mailing address
22696 WHITE OAKS, MISSION VIEJO, CA 92692-4706
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 12, 2026
$950,000
Larry And Wanda Shelton Fmtr 1994
The Lindley Family Trust 1987
Grant Deed
$975,000 · Jpmorgan Chase Bank NA
Feb 12, 2026
—
Lindley Family Trust
Lindley Family Trust 1987
Deed
related
—
Jun 12, 2025
—
Rosa Lea Lindley
Rubin B Lindley
Deed
related
—
Aug 23, 1994
—
Shelton Larry C
—
Deed Of Trust
related
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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