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Property profile & analytics
OFF-MARKET
Estimated value
$2,055,000
Apartment buildings
11926 Bellflower Blvd Downey, CA 90242-2830
Individually Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6413115
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1970
Construction
WOOD
Total area
12,633 SF
Lot
0.48 ac (20,817 SF)
Zoning code
DOR3*
APN
6284-020-001
UPID
US09-6413115
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
-
La Compana Flora (Bike/Boat/Book/etc) Store Florist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.86M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.06M
Owner & transaction history
Kenneth Leitner · 2 yrs held
Kenneth Leitner
since 2023
6 recorded transactions
Zoning & alternative use
DOR3* · 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%
$3,090,000
6.5%
$2,855,000
7%
$2,650,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,310,000
Current use
Blend value · Realmo final
$2.06M
Range $1.85M – $2.26M · ±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
$163 / 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
$54,514
Tax year 2024
Assessed value
$4,225,800
Assessed 2024
Previous assessed
$4,225,800
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$2,000,000
Assessed improvement
$2,225,800
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
1970
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
14
Bathrooms
24
Total area
12,633 SF
Lot
0.48 ac (20,817 SF)
Zoning code
DOR3*
APN
6284-020-001
UPID
US09-6413115
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
DOR3* · Downey, CA
Zoning DOR3* · permitted uses
DOR3* · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$3.3M
APARTMENT HOUSE (5+ UNITS) Current
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
1970
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
14
Bathrooms
24
Lot
0.48 ac
Current owner
From public records · entity-resolved
Kenneth Leitner
Individual
Free & Clear · 2 yrs held
Mailing address
26901 AGOURA RD STE #250, CALABASAS, CA 91301-5103
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Dec 28, 2023
$4,225,000
Kenneth Leitner
Kenneth D Leitner
Grant Deed
related
—
Jan 19, 2021
—
Kenneth Leitner
Kenneth Leitner
Quit Claim Deed
related
—
Jan 25, 2010
—
Leitner Doyle G Qtip Trust
Leitner Doyle G Trust
Quit Claim Deed
related
—
Dec 3, 2009
—
Leitner Doyle G Family Trust
Leitner,doyle G
Affidavit Of Death
related
—
Nov 27, 2006
—
Leitner Kenneth D & L J Trust
Leitner,kenneth D & Lyla J
Quit Claim Deed
related
—
Oct 22, 2001
—
Leitner,doyle G Tr
Leitner,d G Tr
Quit Claim 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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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