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Property profile & analytics
OFF-MARKET
Estimated value
$10,060,000
Manufacturing properties
11634 Patton Rd Downey, CA 90241
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7371615
Property profile
Verified
Property type
Manufacturing properties
Use group
HEAVY MANUFACTURING
Year built
1957
Total area
76,283 SF
Lot
6.93 ac (301,699 SF)
Zoning code
DOM2
APN
6255-020-015
UPID
US09-7371615
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.06M
Owner & transaction history
Lone Oak Downey LLC · 8 yrs held
Lone Oak Downey LLC
since 2017
5 recorded transactions
Zoning & alternative use
DOM2 · Downey, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$132 / 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
$125,865
Tax year 2024
Assessed value
$8,232,526
Assessed 2024
Previous assessed
$8,232,526
+0.0% YoY
Effective rate
1.53%
On assessed value
Assessed land
$8,221,373
Assessed improvement
$11,153
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
Manufacturing properties
Use group
HEAVY MANUFACTURING
Status
Off-Market
Year built
1957
Heating
NONE
Buildings
4
Stories
1
Total area
76,283 SF
Lot
6.93 ac (301,699 SF)
Zoning code
DOM2
APN
6255-020-015
UPID
US09-7371615
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
DOM2 · Downey, CA
Zoning DOM2 · permitted uses
DOM2 · 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.
Building & site characteristics
From public records
Year built
1957
Heating
NONE
Stories
1
Buildings
4
Lot
6.93 ac
Current owner
From public records · entity-resolved
Lone Oak Downey LLC
Entity
Mailing address
6250 N RIV RD STE #9000, ROSEMONT, IL 60018-4241
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 2, 2017
$51,617,500
Lone Oak Downey LLC
Bci Coca Cola Bottling Company Of L
Grant Deed
$50,000,000 · Wells Fargo Bank NA
Apr 19, 2007
$7,757,818
Bci Coca-cola Bottling Co Of Los
N O-ring Corp
Grant Deed
—
Aug 3, 2004
$5,558,000
National O-ring Corp
Wasserman,donald R
Grant Deed
—
Jul 28, 1989
$3,700,000
Donald Wasserman
Amer
Grant Deed
$3,600,000 · Pac Bk
—
—
Donald Wasserman
—
Deed Of Trust
related
$2,280,991 · National O-ring Corp
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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