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Property profile & analytics
OFF-MARKET
Estimated value
$13,375,000
Manufacturing properties
12021 Woodruff Ave Downey, CA 90241-5603
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8469829
Property profile
Verified
Property type
Manufacturing properties
Use group
HEAVY MANUFACTURING
Year built
1951
Total area
108,451 SF
Lot
6.31 ac (274,830 SF)
Zoning code
DOM2*
APN
6284-025-018
UPID
US09-8469829
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
-
Syco Enterprise Inc Shipping Company Freight Service
-
Industrial Recovery Group Factory Metal Fabrication Plant
-
Standard Industries Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.82M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.35M
Blend (final)
Blend
$13.38M
Owner & transaction history
12021 Woodruff LLC · 4 yrs held
12021 Woodruff LLC
since 2021
Last sale
$14.8M
7 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
Method
Estimation
Statistic approach
$10,850,000
ML approach
$9,820,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$13.38M
Range $12.04M – $14.71M · ±10% · vs last sale $14.75M (Aug 2 2021)
Last sale anchor
$14.75M
Aug 2 2021
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
$123 / 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
$523,657
Tax year 2024
Assessed value
$41,616,000
Assessed 2024
Previous assessed
$41,616,000
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$41,616,000
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
1951
Heating
NONE
Buildings
4
Stories
1
Total area
108,451 SF
Lot
6.31 ac (274,830 SF)
Zoning code
DOM2*
APN
6284-025-018
UPID
US09-8469829
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
1951
Heating
NONE
Stories
1
Buildings
4
Lot
6.31 ac
Current owner
From public records · entity-resolved
12021 Woodruff LLC
Entity
Mailing address
60 STATE ST STE #2200, BOSTON, MA 02109-1884
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Aug 2, 2021
$14,750,000
12021 Woodruff LLC
Felchco Investment Group LLC
Grant Deed
—
Dec 20, 2013
$7,594,000
Felchco Investment Group LLC
Freeway Drive LLC
Grant Deed
$4,170,865 · Union Bank
Oct 17, 2005
$6,950,000
Freeway Drive LLC
Cambridge Leasing LLC
Grant Deed
$4,500,000 · Foothill Independent Bank
May 21, 1999
—
Cambridge Leasing LLC
—
Deed Of Trust
related
—
Oct 30, 1998
—
Cambridge Leasing Corp
—
Deed Of Trust
related
—
—
—
Kirkhill INC
—
Deed Of Trust
related
$3,300,000 · Wells Fargo Bank
—
—
Felchco Investment Group LLC
—
Deed Of Trust
related
$3,428,000 · Mortgage Cap Dev
—
—
Kirco Inv INC
—
Deed Of Trust
related
$2,500,000 · Wells Fargo Bank
—
—
Kirco Investments INC
—
Deed Of Trust
related
$400,000 · Kirkhill INC Psrsp
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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