Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$10,365,000
Community centers
11916 Paramount Blvd Downey, CA 90242-2306
Entity Owned
12-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6279004
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1999
Construction
TILT-UP CONCRETE
Total area
32,000 SF
Lot
2.03 ac (88,292 SF)
Zoning code
DOC1-R1500
APN
6259-002-021
UPID
US09-6279004
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
-
99 Cents Only Stores Discount Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$13.34M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.37M
Owner & transaction history
Gordean Family Property Manage · 12 yrs held
Gordean Family Property Manage
since 2014
6 recorded transactions
Zoning & alternative use
DOC1-R1500 · 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$14,445,000
6.5%
$13,335,000
7%
$12,380,000
Blend value · Realmo final
$10.37M
Range $9.33M – $11.40M · ±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
$324 / 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
$138,450
Tax year 2024
Assessed value
$10,048,428
Assessed 2024
Previous assessed
$10,048,428
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$5,359,162
Assessed improvement
$4,689,266
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1999
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Units
9
Total area
32,000 SF
Lot
2.03 ac (88,292 SF)
Zoning code
DOC1-R1500
APN
6259-002-021
UPID
US09-6279004
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
DOC1-R1500 · Downey, CA
Zoning DOC1-R1500 · permitted uses
DOC1-R1500 · 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
1999
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Units
9
Lot
2.03 ac
Current owner
From public records · entity-resolved
Gordean Family Property Manage
Entity
Free & Clear · 12 yrs held
Mailing address
4000 UN PACIFIC AVE, COMMERCE, CA 90023-3202
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
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
Jun 18, 2014
—
Gordean Family Property Manage
Gordean,john
Quit Claim Deed
related
—
Jun 1, 2007
—
John Gordean
Gordean Marie E Trust
Quit Claim Deed
related
—
Mar 16, 2006
—
John Gordean
Gordean Family Trust
Quit Claim Deed
related
—
Feb 2, 2006
—
Gordean William Tr
Gordean,marie E
Affidavit Of Death
related
—
Jan 25, 1999
—
Gordean,marie E Trustee
Gordean,j Co-trustee
Quit Claim Deed
related
—
Nov 13, 1968
—
—
—
Grant Deed
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 11916 Paramount Blvd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
