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Property profile & analytics
OFF-MARKET
Estimated value
$1,505,000
Office buildings
12115 Paramount Blvd Downey, CA 90242-2309
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6268729
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1958
Construction
WOOD
Total area
4,000 SF
Lot
0.2 ac (8,517 SF)
Zoning code
DOC4*
APN
6246-008-006
UPID
US09-6268729
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
-
Narine Khachatrian, LAC Medical Clinic Alternative Medicine Practice
-
FMR Quality Pain Management Physician
-
Dr. A Michael Mohemani Physician
-
Tien N. Bao, DC Alternative Medicine Practice
-
Medical Net Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.56M
CAP Approach
CAP
$1.51M
Comparable Approach
Comparable
$1.68M
Blend (final)
Blend
$1.51M
Owner & transaction history
Joseph Lange · 5 yrs held
Joseph Lange
since 2020
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
DOC4* · Downey, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.4M
+92.6%
Auto repair, garage
$1.9M
+46.4%
Medical building
$1.8M
+43.8%
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
$1,680,000
ML approach
$1,555,000
CAP Approach
CAP Return
Estimation
6%
$1,630,000
6.5%
$1,505,000
7%
$1,400,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,265,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,435,000
Change: +93% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,850,000
Change: +46% · Conversion: Difficult
MEDICAL BUILDING
$1,820,000
Change: +44% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,235,000
Change: -2% · Conversion: Easy
WAREHOUSE, STORAGE
$1,175,000
Change: -7% · Conversion: Difficult
RETAIL STORES
$1,160,000
Change: -8% · Conversion: Moderate
Blend value · Realmo final
$1.51M
Range $1.35M – $1.66M · ±10% · vs last sale $1.30M (Oct 30 2020)
Last sale anchor
$1.30M
Oct 30 2020
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
$376 / 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
$18,135
Tax year 2024
Assessed value
$1,379,569
Assessed 2024
Previous assessed
$1,379,569
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$636,724
Assessed improvement
$742,845
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1958
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
4,000 SF
Lot
0.2 ac (8,517 SF)
Zoning code
DOC4*
APN
6246-008-006
UPID
US09-6268729
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
DOC4* · Downey, CA
Zoning DOC4* · permitted uses
DOC4* · 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
OFFICE BUILDING Current
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.4M
AUTO REPAIR, GARAGE
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$1.2M
RETAIL STORES
Est. value
$1.2M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
RETAIL STORES
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
1958
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.2 ac
Current owner
From public records · entity-resolved
Joseph Lange
Individual
Mailing address
2201 N POINSETTIA AVE, MANHATTAN BEACH, CA 90266-2659
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 13, 2023
—
Joseph Lange
—
Deed
related
$1,605,000 · Allstar Financial Services INC
Oct 30, 2020
$1,300,000
Joseph Lange
Homayoun Howard Dideban
Grant Deed
$1,170,000 · Allstar Financial Services INC
Oct 19, 2018
—
Saedifar Family Trust
Saedifar,majid & Luz
Quit Claim Deed
related
—
Jun 19, 2007
—
Dideban Living Trust
Dideban,howard
Quit Claim Deed
related
—
Sep 20, 1999
$312,500
Howard Dideban
Kerian Trust
Grant Deed
$228,750 · American International Bank
Jun 21, 1994
—
Emilie J Kerian
Sills,g Trustee
Quit Claim Deed
related
—
Mar 12, 1990
—
Kerian Prop Tr
Kerian Aram S&de
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.
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