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Property profile & analytics
OFF-MARKET
Estimated value
$2,475,000
Office buildings
8300 Florence Ave Downey, CA 90240-3917
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-7927465
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1966
Construction
WOOD
Total area
6,126 SF
Lot
0.44 ac (19,017 SF)
Zoning code
DOCP*
APN
6252-013-024
UPID
US09-7927465
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
-
La Costa Escrow Inc Bank Loan Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.31M
Comparable Approach
Comparable
$1.60M
Blend (final)
Blend
$2.48M
Owner & transaction history
8300 Florence LLC
8300 Florence LLC
since 2026
Last sale
$3.0M
7 recorded transactions
Zoning & alternative use
DOCP* · Downey, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.0M
+106.0%
Neighborhood: shopping center
$3.7M
+92.6%
Auto repair, garage
$2.8M
+46.4%
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%
$2,500,000
6.5%
$2,305,000
7%
$2,140,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,935,000
Current use
RESTAURANT
$3,990,000
Change: +106% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$3,730,000
Change: +93% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,835,000
Change: +46% · Conversion: Difficult
MEDICAL BUILDING
$2,785,000
Change: +44% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,895,000
Change: -2% · Conversion: Easy
WAREHOUSE, STORAGE
$1,800,000
Change: -7% · Conversion: Difficult
RETAIL STORES
$1,775,000
Change: -8% · Conversion: Moderate
Blend value · Realmo final
$2.48M
Range $2.23M – $2.72M · ±10% · vs last sale $3.00M (Feb 24 2026)
Last sale anchor
$3.00M
Feb 24 2026
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
$404 / 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
$18,904
Tax year 2024
Assessed value
$1,386,932
Assessed 2024
Previous assessed
$1,386,932
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$766,646
Assessed improvement
$620,286
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
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
1966
Construction
WOOD
Heating
NONE
Stories
1
Total area
6,126 SF
Lot
0.44 ac (19,017 SF)
Zoning code
DOCP*
APN
6252-013-024
UPID
US09-7927465
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
DOCP* · Downey, CA
Zoning DOCP* · permitted uses
DOCP* · 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
$1.9M
RESTAURANT
Est. value
$4.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.7M
AUTO REPAIR, GARAGE
Est. value
$2.8M
MEDICAL BUILDING
Est. value
$2.8M
COMMERCIAL (GENERAL)
Est. value
$1.9M
WAREHOUSE, STORAGE
Est. value
$1.8M
RETAIL STORES
Est. value
$1.8M
OFFICE BUILDING Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1966
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.44 ac
Current owner
From public records · entity-resolved
8300 Florence LLC
Entity
Mailing address
717 W 27TH ST, SAN PEDRO, CA 90731-6507
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 24, 2026
$3,000,000
8300 Florence LLC
Abrams Living Trust
Grant Deed
$600,000 · The Mulvehil Trust
Feb 24, 2026
—
5937 Mason LLC
—
Deed
related
$3,000,000 · Evergreen Advantage LLC
Apr 8, 2016
—
Abrams Living Trust
Abrams,linda T
Quit Claim Deed
related
—
Aug 25, 2003
$995,000
Linda T Abrams
King,mitch
Grant Deed
—
Jun 6, 2002
$668,000
Mitch King
Ynez Street Ltd
Grant Deed
$467,000 · Los Angeles National Bank
Jul 22, 1993
—
Schneider Don
—
Deed Of Trust
related
—
Nov 22, 1965
—
—
—
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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