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Property profile & analytics
OFF-MARKET
Estimated value
$9,080,000
Apartment buildings
11026 Pangborn Ave Downey, CA 90241-4070
Trust Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6460407
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1969
Construction
WOOD
Total area
10,307 SF
Lot
0.45 ac (19,671 SF)
Zoning code
DOP*
APN
6287-024-004
UPID
US09-6460407
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
$9.08M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.08M
Owner & transaction history
Dearth Family Revocable Trust
Dearth Family Revocable Trust
since 2025
Last sale
$9.1M
7 recorded transactions
Zoning & alternative use
DOP* · Downey, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.7M
+161.5%
Neighborhood: shopping center
$6.3M
+144.4%
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
$9,080,000
ML approach
$9,080,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$6,710,000
Change: +161% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$6,275,000
Change: +144% · Conversion: Difficult
Blend value · Realmo final
$9.08M
Range $8.17M – $9.99M · ±10% · vs last sale $9.08M (Aug 23 2024)
Last sale anchor
$9.08M
Aug 23 2024
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
$881 / 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
$17,791
Tax year 2024
Assessed value
$1,187,467
Assessed 2024
Previous assessed
$1,187,467
+0.0% YoY
Effective rate
1.50%
On assessed value
Assessed land
$346,338
Assessed improvement
$841,129
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
1969
Construction
WOOD
Heating
NONE
Units
12
Bathrooms
13
Total area
10,307 SF
Lot
0.45 ac (19,671 SF)
Zoning code
DOP*
APN
6287-024-004
UPID
US09-6460407
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
DOP* · Downey, CA
Zoning DOP* · permitted uses
DOP* · 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
RESTAURANT
Est. value
$6.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.3M
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
1969
Construction
WOOD
Heating
NONE
Units
12
Bathrooms
13
Lot
0.45 ac
Current owner
From public records · entity-resolved
Dearth Family Revocable Trust
Trust
Mailing address
150 N SANTA ANITA AVE STE #300, ARCADIA, CA 91006-3116
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 30, 2025
—
Dearth Family Revocable Trust
Richard Dearth
Deed
related
—
Jul 7, 2025
—
Rn Hellman LLC
Katherine Yolton Family Trust
Deed
related
—
Aug 23, 2024
$9,080,000
Rn Hellman LLC
Katherine Yolton
Grant Deed
$1,567,000 · Jpmorgan Chase Bank NA
Nov 19, 1999
—
Yolton,katherine Trustee
Yolton,k
Quit Claim Deed
related
—
Jul 30, 1999
$332,500
Katherine Volton
Peterson,christine
Grant Deed
$510,000 · Washington Mutual Fsb
Feb 15, 1991
$591,500
Christine Peterson
Unknown
Grant Deed
—
—
—
Christine Peterson
—
Deed Of Trust
related
$500,500 · Home Savings Of America
—
—
Volton Trust
—
Deed Of Trust
related
$650,000 · Washington Mutual Fsb
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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