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Property profile & analytics
OFF-MARKET
Estimated value
$640,000
Retail space
13230 Woodruff Ave, Downey, CA 90242-5043
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8469940
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1956
Construction
WOOD
Total area
3,450 SF
Lot
0.3 ac (13,207 SF)
Zoning code
DOC1*
APN
6280-012-021
UPID
US09-8469940
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
-
Carlo's Pizza House Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$595k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$640k
Owner & transaction history
Seok Yoon Chweh · 2 yrs held
Seok Yoon Chweh
since 2023
Last sale
$650,000
7 recorded transactions
Zoning & alternative use
DOC1* · Downey, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.1M
+6.5%
Warehouse, storage
$1.0M
+1.3%
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
$660,000
ML approach
$595,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,000,000
Current use
COMMERCIAL (GENERAL)
$1,065,000
Change: +7% · Conversion: Easy
WAREHOUSE, STORAGE
$1,015,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$640k
Range $576k – $704k · ±10% · vs last sale $650k (Jul 6 2023)
Last sale anchor
$650k
Jul 6 2023
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
$186 / 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
$11,834
Tax year 2024
Assessed value
$888,263
Assessed 2024
Previous assessed
$888,263
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$621,786
Assessed improvement
$266,477
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1956
Construction
WOOD
Heating
NONE
Stories
1
Total area
3,450 SF
Lot
0.3 ac (13,207 SF)
Zoning code
DOC1*
APN
6280-012-021
UPID
US09-8469940
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
DOC1* · Downey, CA
Zoning DOC1* · permitted uses
DOC1* · 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
RETAIL STORES Current
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$1.0M
RETAIL STORES Current
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1956
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.3 ac
Current owner
From public records · entity-resolved
Seok Yoon Chweh
Individual
Mailing address
25531 SARITA DR, LAGUNA HILLS, CA 92653-5343
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 6, 2023
—
Seok Yoon Chweh
Selena Chweh
Intrafamily Transfer
related
—
May 11, 2018
—
Selena Chweh
Chweh,seokyoon & Selena
Quit Claim Deed
related
—
Jun 20, 2008
—
Seokyoon Chweh
Chweh,seokyoon & Selena
Quit Claim Deed
related
$210,000 · Pacific City Bank
Apr 28, 2005
$650,000
Selena Chweh
Savani Family Trust
Grant Deed
—
Feb 27, 2004
—
Savani,tr
Savani,tulsi & Gita
Quit Claim Deed
related
—
Jan 14, 2000
$275,000
Tulsi Savani
Hirth,david G & Geri J
Grant Deed
$178,750 · American International Bank
Sep 8, 1989
$213,000
Hirth David G&ge
Silverman Realty
Trustees Deed
$159,750 · First Citizens Bank
—
—
David G Hirth
—
Deed Of Trust
related
$224,000 · Bank Of Granda Hills
—
—
Seokyoon Chweh
—
Deed Of Trust
related
$380,000 · First Choice Bank
—
—
David G Hirth
—
Deed Of Trust
related
$215,000 · Marathon National Bank
—
—
David Hirth
—
Deed Of Trust
related
$50,000 · Walter Weiss Law Corp Dbpp
Dec 23, 1968
$8,500
—
—
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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