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Property profile & analytics
OFF-MARKET
Estimated value
$1,790,000
Manufacturing properties
11904 Woodruff Ave Downey, CA 90241-5602
Trust Owned
Absentee Owner
Free & Clear
Property ID
US09-8366114
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1952
Construction
TILT-UP CONCRETE
Total area
9,520 SF
Lot
0.54 ac (23,420 SF)
Zoning code
DOM2-P*
APN
6284-026-020
UPID
US09-8366114
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
-
Gamma Heating & AIr conditioning Hardware & Home Improvement HVAC Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.82M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.79M
Owner & transaction history
Sato Family Trust
Sato Family Trust
since 2025
6 recorded transactions
Zoning & alternative use
DOM2-P* · Downey, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.9M
+13.7%
Warehouse, storage
$2.8M
+8.1%
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%
$1,970,000
6.5%
$1,820,000
7%
$1,690,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,585,000
Current use
COMMERCIAL (GENERAL)
$2,940,000
Change: +14% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,795,000
Change: +8% · Conversion: Easy
Blend value · Realmo final
$1.79M
Range $1.61M – $1.97M · ±10%
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
$188 / 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
$29,415
Tax year 2024
Assessed value
$2,275,209
Assessed 2024
Previous assessed
$2,275,209
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$1,822,743
Assessed improvement
$452,466
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
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1952
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
9,520 SF
Lot
0.54 ac (23,420 SF)
Zoning code
DOM2-P*
APN
6284-026-020
UPID
US09-8366114
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
DOM2-P* · Downey, CA
Zoning DOM2-P* · permitted uses
DOM2-P* · 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
INDUSTRIAL (GENERAL) Current
Est. value
$2.6M
COMMERCIAL (GENERAL)
Est. value
$2.9M
WAREHOUSE, STORAGE
Est. value
$2.8M
INDUSTRIAL (GENERAL) Current
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
1952
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.54 ac
Current owner
From public records · entity-resolved
Sato Family Trust
Trust
Free & Clear · 0 yrs held
Mailing address
809 RIDGECREST ST, MONTEREY PARK, CA 91754-3709
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 23, 2025
—
Sato Family Trust
William Sato
Deed
related
—
Aug 30, 2019
$2,122,000
William Sato
Woodown LLC
Grant Deed
$837,090 · First Citizens Bank & Trust Co
Dec 1, 2017
$1,325,000
Woodown LLC
Barbara L Gaughan
Grant Deed
$850,000 · Pacific Enterprise Bank
Nov 5, 2014
—
Gaughan,barbara L Living Trust
Gaughan,barbara L
Quit Claim Deed
related
—
Apr 6, 1999
—
Jansen,james R & Martha Tr
—
Deed Of Trust
related
—
Mar 8, 1994
—
Jansen Miriam L Decd Est Of
—
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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