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Property profile & analytics
OFF-MARKET
Estimated value
$3,830,000
Apartment buildings
8115 Imperial Hwy Downey, CA 90242-3748
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6414334
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1963
Construction
WOOD
Total area
20,730 SF
Lot
0.91 ac (39,843 SF)
Zoning code
DOR15000*
APN
6259-019-016
UPID
US09-6414334
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
-
Imperial Villa Apartments Apartment Building
-
Palma Imperial Apartments Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.69M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.83M
Owner & transaction history
William Borsari · 1 yrs held
William Borsari
since 2025
Last sale
$4.8M
7 recorded transactions
Zoning & alternative use
DOR15000* · Downey, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$6.1M
+12.1%
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 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%
$5,075,000
6.5%
$4,685,000
7%
$4,350,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$5,435,000
Current use
WAREHOUSE, STORAGE
$6,090,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$3.83M
Range $3.45M – $4.21M · ±10% · vs last sale $4.76M (Feb 7 2025)
Last sale anchor
$4.76M
Feb 7 2025
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
$185 / 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
$76,795
Tax year 2024
Assessed value
$5,807,896
Assessed 2024
Previous assessed
$5,807,896
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$2,278,229
Assessed improvement
$3,529,667
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
1963
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
26
Bathrooms
26
Total area
20,730 SF
Lot
0.91 ac (39,843 SF)
Zoning code
DOR15000*
APN
6259-019-016
UPID
US09-6414334
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
DOR15000* · Downey, CA
Zoning DOR15000* · permitted uses
DOR15000* · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$5.4M
WAREHOUSE, STORAGE
Est. value
$6.1M
APARTMENT HOUSE (5+ UNITS) Current
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
1963
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
26
Bathrooms
26
Lot
0.91 ac
Current owner
From public records · entity-resolved
William Borsari
Individual
Mailing address
11235 KNOTT AVE STE B, CYPRESS, CA 90630-5494
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
May 7, 2025
$4,762,500
William Borsari
Nnc Imperial Villas LLC
Grant Deed
$7,250,000 · Jpmorgan Chase Bank NA
May 7, 2025
—
Nnc Apartment Ventures LLC
Nnc Imperial Villas LLC
Deed
related
—
May 19, 2022
—
Nnc Imperial Villas LLC
—
Deed
related
$7,250,000 · Jpmorgan Chase Bank NA
May 31, 2018
—
Nnc Imperial Villas LLC
—
Grant Deed
related
$5,155,000 · Jp Morgan Chase Bk
May 25, 2016
$7,550,000
Nnc Imperial Villas LLC
Grandway Capital Holdings II
Trustees Deed
$4,715,000 · Jp Morgan Chase Bk
Sep 27, 2013
$5,650,056
Grandway Capital Holdings II LLC
Nash Investments Ltd
Grant Deed
$4,235,000 · Jpmorgan Chase Bank NA
Jun 8, 2004
—
Nasch Investments Ltd
Nasch Investments Ltd
Quit Claim Deed
related
$3,025,000 · Washington Mutual Fsb
Mar 20, 1990
—
Nasch Invs
Nasch Investment
Quit Claim Deed
related
$1,825,000 · Western Financial Savings 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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