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Property profile & analytics
OFF-MARKET
Estimated value
$835,000
Investment properties
8020 2nd St Downey, CA 90241-3622
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6355853
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1959
Construction
WOOD
Total area
2,872 SF
Lot
0.16 ac (7,021 SF)
Zoning code
DOC3*
APN
6251-040-011
UPID
US09-6355853
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
-
Law Offices of Ronald M. Hall Law Firm
-
Crammer Inc Accounting Firm Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$800k
CAP Approach
CAP
$780k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$835k
Owner & transaction history
Elsa Perez · 3 yrs held
Elsa Perez
since 2022
Last sale
$900,000
7 recorded transactions
Zoning & alternative use
DOC3* · Downey, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.3M
+49.7%
Medical building
$1.3M
+47.1%
Office building
$910,000
+2.3%
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
$790,000
ML approach
$800,000
CAP Approach
CAP Return
Estimation
6%
$845,000
6.5%
$780,000
7%
$725,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$885,000
Current use
AUTO REPAIR, GARAGE
$1,330,000
Change: +50% · Conversion: Difficult
MEDICAL BUILDING
$1,305,000
Change: +47% · Conversion: Easy
OFFICE BUILDING
$910,000
Change: +2% · Conversion: Easy
WAREHOUSE, STORAGE
$845,000
Change: -5% · Conversion: Difficult
RETAIL STORES
$835,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$835k
Range $752k – $919k · ±10% · vs last sale $900k (Dec 12 2022)
Last sale anchor
$900k
Dec 12 2022
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
$291 / 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
$12,327
Tax year 2024
Assessed value
$936,360
Assessed 2024
Previous assessed
$936,360
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$468,180
Assessed improvement
$468,180
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1959
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Units
6
Bathrooms
6
Total area
2,872 SF
Lot
0.16 ac (7,021 SF)
Zoning code
DOC3*
APN
6251-040-011
UPID
US09-6355853
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
DOC3* · Downey, CA
Zoning DOC3* · permitted uses
DOC3* · 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
COMMERCIAL (GENERAL) Current
Est. value
$885,000
AUTO REPAIR, GARAGE
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.3M
OFFICE BUILDING
Est. value
$910,000
WAREHOUSE, STORAGE
Est. value
$845,000
RETAIL STORES
Est. value
$835,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
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
1959
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
6
Bathrooms
6
Lot
0.16 ac
Current owner
From public records · entity-resolved
Elsa Perez
Individual
Mailing address
3645 N PIONEER BLVD, LONG BEACH, CA 90808-3121
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 12, 2022
—
Elsa Perez
Elsa Perez
Intrafamily Transfer
related
—
Jan 26, 2022
$900,000
Elsa Perez
Matthew Crammer
Grant Deed
$630,000 · Banc Of California NA
Dec 12, 2017
—
Matthew Crammer
—
Grant Deed
related
$2,500,000 · Farmers & Merchants Bk/lng Bch
Jul 30, 2010
$600,000
Matthew Crammer
Richard T English
Grant Deed
$450,000 · Wells Fargo Bank NA
Mar 9, 2006
—
Richard T English
English,richard T & Sadie M
Quit Claim Deed
related
—
Jul 5, 1996
$250,000
Richard T English
English Trust
Grant Deed
related
$250,000 · Seller
—
—
Richard English
—
Deed Of Trust
related
$56,444 · Shambaugh Edward
—
—
Richard T English
—
Deed Of Trust
related
$150,000 · Southern California Bank
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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