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Property profile & analytics
OFF-MARKET
Estimated value
$2,500,000
Office buildings
8201 4th St Downey, CA 90241-3728
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9556186
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1974
Construction
WOOD
Total area
9,260 SF
Lot
0.49 ac (21,228 SF)
Zoning code
DOC3*
APN
6254-006-014
UPID
US09-9556186
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
-
Penetone Corporation Hardware & Home Improvement
-
Law Office of Manuel Eli Gonzalez Law Firm
-
Dynasty Realty Group Real Estate Agency
-
Replica LLC Consultant
-
RKB Investments Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.50M
CAP Approach
CAP
$3.49M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.50M
Owner & transaction history
Healthylife LLC · 2 yrs held
Healthylife LLC
since 2024
Last sale
$2.5M
5 recorded transactions
Zoning & alternative use
DOC3* · 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
$2,500,000
ML approach
$2,500,000
CAP Approach
CAP Return
Estimation
6%
$3,780,000
6.5%
$3,485,000
7%
$3,240,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,925,000
Current use
COMMERCIAL (GENERAL)
$2,860,000
Change: -2% · Conversion: Easy
WAREHOUSE, STORAGE
$2,720,000
Change: -7% · Conversion: Difficult
RETAIL STORES
$2,685,000
Change: -8% · Conversion: Moderate
Blend value · Realmo final
$2.50M
Range $2.25M – $2.75M · ±10% · vs last sale $2.50M (Feb 8 2024)
Last sale anchor
$2.50M
Feb 8 2024
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
$270 / 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
$11,063
Tax year 2024
Assessed value
$671,580
Assessed 2024
Previous assessed
$671,580
+0.0% YoY
Effective rate
1.65%
On assessed value
Assessed land
$164,934
Assessed improvement
$506,646
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1974
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
9,260 SF
Lot
0.49 ac (21,228 SF)
Zoning code
DOC3*
APN
6254-006-014
UPID
US09-9556186
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
OFFICE BUILDING Current
Est. value
$2.9M
COMMERCIAL (GENERAL)
Est. value
$2.9M
WAREHOUSE, STORAGE
Est. value
$2.7M
RETAIL STORES
Est. value
$2.7M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
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
1974
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
0.49 ac
Current owner
From public records · entity-resolved
Healthylife LLC
Entity
Mailing address
504 S SIERRA MADRE BLVD, PASADENA, CA 91107-5240
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 8, 2024
$2,500,000
Healthylife LLC
Johnnie Dean Dalessandro
Grant Deed
$1,625,000 · Nvsi INC
Jul 24, 2009
—
Dalessandro Family Trust
Dalessandro Family Trust
Quit Claim Deed
related
—
—
—
Dalessandro,trust
—
Deed Of Trust
related
$370,000 · Capital Bank NA
—
—
Alfred A Dalessandro
—
Deed Of Trust
related
$400,000 · Bank Of Orange County
—
—
Dalessandro Trust
—
Deed Of Trust
related
$365,000 · Banco Popular North America
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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