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Property profile & analytics
OFF-MARKET
Estimated value
$6,310,000
Investment properties
4317 Downey Rd Vernon, CA 90058-2506
Individually Owned
33-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6454250
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1940
Construction
WOOD
Total area
22,713 SF
Lot
3.05 ac (132,868 SF)
Zoning code
VEM&MS1*
APN
6303-010-041
UPID
US09-6454250
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.08M
Comparable Approach
Comparable
$7.71M
Blend (final)
Blend
$6.31M
Owner & transaction history
Ronald R Gustafson · 33 yrs held
Ronald R Gustafson
since 1992
3 recorded transactions
Zoning & alternative use
VEM&MS1* · Vernon, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$10.3M
+52.1%
Neighborhood: shopping center
$9.6M
+41.4%
Retail stores
$9.3M
+37.1%
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 Vernon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Vernon 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%
$7,665,000
6.5%
$7,075,000
7%
$6,570,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$6,805,000
Current use
MEDICAL BUILDING
$10,345,000
Change: +52% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$9,620,000
Change: +41% · Conversion: Difficult
RETAIL STORES
$9,325,000
Change: +37% · Conversion: Easy
WAREHOUSE, STORAGE
$6,310,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$6.31M
Range $5.68M – $6.94M · ±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
$278 / 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
$71,211
Tax year 2024
Assessed value
$2,968,832
Assessed 2024
Previous assessed
$2,968,832
+0.0% YoY
Effective rate
2.40%
On assessed value
Assessed land
$1,623,246
Assessed improvement
$1,345,586
Applied tax rate
10.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1940
Construction
WOOD
Heating
NONE
Buildings
4
Stories
1
Units
1
Total area
22,713 SF
Lot
3.05 ac (132,868 SF)
Zoning code
VEM&MS1*
APN
6303-010-041
UPID
US09-6454250
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
VEM&MS1* · Vernon, CA
Zoning VEM&MS1* · permitted uses
VEM&MS1* · Vernon, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Vernon. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$6.8M
MEDICAL BUILDING
Est. value
$10.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$9.6M
RETAIL STORES
Est. value
$9.3M
WAREHOUSE, STORAGE
Est. value
$6.3M
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1940
Construction
WOOD
Heating
NONE
Stories
1
Buildings
4
Units
1
Lot
3.05 ac
Current owner
From public records · entity-resolved
Ronald R Gustafson
Individual
Free & Clear · 33 yrs held
Mailing address
3275 E VERNON AVE, VERNON, CA 90058-1820
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1992
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 1992
$248,500
Ronald R Gustafson
Gustafson Trust
Grant Deed
related
—
Jul 31, 1989
—
Melvin Gustafson
Gusta
Quit Claim Deed
related
—
Jan 4, 1989
—
Rose B Rieder
Riede
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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