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Property profile & analytics
OFF-MARKET
Estimated value
$3,435,000
Apartment buildings
12450 Lakewood Blvd Downey, CA 90242-2719
Entity Owned
33-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8509005
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1966
Construction
WOOD
Total area
37,473 SF
Lot
1.04 ac (45,365 SF)
Zoning code
DOR3*
APN
6256-008-024
UPID
US09-8509005
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
-
Rancho La Paz Apartments Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.85M
Blend (final)
Blend
$3.44M
Owner & transaction history
Rancho La Paz Apt Co · 33 yrs held
Rancho La Paz Apt Co
since 1993
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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.44M
Range $3.09M – $3.78M · ±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
$92 / 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
$45,656
Tax year 2024
Assessed value
$2,812,840
Assessed 2024
Previous assessed
$2,812,840
+0.0% YoY
Effective rate
1.62%
On assessed value
Assessed land
$818,604
Assessed improvement
$1,994,236
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
1966
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
50
Bathrooms
70
Total area
37,473 SF
Lot
1.04 ac (45,365 SF)
Zoning code
DOR3*
APN
6256-008-024
UPID
US09-8509005
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.
Building & site characteristics
From public records
Year built
1966
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
50
Bathrooms
70
Lot
1.04 ac
Current owner
From public records · entity-resolved
Rancho La Paz Apt Co
Entity
Mailing address
8141 2ND ST STE #300, DOWNEY, CA 90241-3612
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1993
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
Oct 31, 2024
—
Rancho La Paz Apartment Company
—
Deed
related
$7,700,000 · Jpmorgan Chase Bank NA
Mar 26, 1993
—
Rancho La Paz Apt Co
Web Service Co I
Quit Claim Deed
related
$1,700,000 · American Savings Bank
—
—
Rancho La Paz Apartment Co
—
Deed Of Trust
related
$4,869,000 · Capital One Multifamily Fin
—
—
Rancho La Paz Apartment Co
—
Deed Of Trust
related
$4,160,000 · Sovereign Bank
—
—
Rancho La Paz Apt Co
—
Deed Of Trust
related
$1,700,000 · General Electric Capital Corp
Dec 31, 1969
—
—
—
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.
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