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Property profile & analytics
OFF-MARKET
Estimated value
$7,175,000
Grocery and convenience stores
11215 Lakewood Blvd Downey, CA 90241-5204
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8537704
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2017
Construction
WOOD
Total area
18,529 SF
Lot
1.37 ac (59,843 SF)
Zoning code
DOC3*
APN
6255-005-051
UPID
US09-8537704
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
Current use
Occupant on record · Public records
-
ALDI Specialty Food Shop Supermarket
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.88M
CAP Approach
CAP
$7.21M
Comparable Approach
Comparable
$6.90M
Blend (final)
Blend
$7.18M
Owner & transaction history
Lake Wood Blvd Jlft LLC · 4 yrs held
Lake Wood Blvd Jlft LLC
since 2022
Last sale
$7.3M
7 recorded transactions
Zoning & alternative use
DOC3* · Downey, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$11.3M
+109.8%
Auto repair, garage
$8.6M
+59.4%
Medical building
$8.4M
+56.7%
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
$4,670,000
ML approach
$4,875,000
CAP Approach
CAP Return
Estimation
6%
$7,805,000
6.5%
$7,205,000
7%
$6,690,000
Alternative Use
Use
Estimation
RETAIL STORES
$5,375,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$11,275,000
Change: +110% · Conversion: Moderate
AUTO REPAIR, GARAGE
$8,570,000
Change: +59% · Conversion: Difficult
MEDICAL BUILDING
$8,425,000
Change: +57% · Conversion: Difficult
OFFICE BUILDING
$5,855,000
Change: +9% · Conversion: Easy
COMMERCIAL (GENERAL)
$5,725,000
Change: +7% · Conversion: Easy
WAREHOUSE, STORAGE
$5,445,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$7.18M
Range $6.46M – $7.89M · ±10% · vs last sale $7.30M (May 27 2022)
Last sale anchor
$7.30M
May 27 2022
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
$387 / 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
$64,074
Tax year 2024
Assessed value
$5,202,000
Assessed 2024
Previous assessed
$5,202,000
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$3,412,512
Assessed improvement
$1,789,488
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2017
Construction
WOOD
Heating
NONE
Cooling
OTHER
Total area
18,529 SF
Lot
1.37 ac (59,843 SF)
Zoning code
DOC3*
APN
6255-005-051
UPID
US09-8537704
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
DOC3* · Downey, CAZoning DOC3* · permitted uses
DOC3* · Downey, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$5.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$11.3M
AUTO REPAIR, GARAGE
Est. value
$8.6M
MEDICAL BUILDING
Est. value
$8.4M
OFFICE BUILDING
Est. value
$5.9M
COMMERCIAL (GENERAL)
Est. value
$5.7M
WAREHOUSE, STORAGE
Est. value
$5.4M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
2017
Construction
WOOD
Heating
NONE
Cooling
Yes
Lot
1.37 ac
Current owner
From public records · entity-resolved
Lake Wood Blvd Jlft LLC
Entity
Free & Clear · 4 yrs held
Mailing address
160 BOVET RD, SAN MATEO, CA 94402-3100
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 27, 2022
$7,300,000
Lake Wood Blvd Jlft LLC
Fvdd LLC
Grant Deed
—
Feb 26, 2013
$2,410,000
Fvdd LLC
Crown Plaza Dev LLC
Grant Deed
—
Jan 25, 2006
—
Cornerstone Estates LLC
Lorenzo Espinoza
Grant Deed
—
Jan 25, 2006
$3,721,000
Crowne Plaza LLC
Cornerstone Estates LLC
Grant Deed
$2,089,000 · Lantzman Family Trust
Oct 22, 2004
$875,000
Foundations LLC
Greenwood J W & P A Trust
Grant Deed
$536,250 · Namco Cap
Nov 1, 1999
—
Greenwood,james W Trustee
Greenwood,j W & P A
Quit Claim Deed
related
—
Jan 15, 1970
—
—
—
Grant Deed
related
—
—
—
Foundations LLC
—
Deed Of Trust
related
$100,000 · David & Araceli Miramontes
—
—
Greenwood Trust
—
Deed Of Trust
related
$120,000 · Farmers & Merchants Bk Lng Bch
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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