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Property profile & analytics
OFF-MARKET
Office buildings
8326 Florence Ave Downey, CA 90240-3917
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7927468
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1951
Construction
WOOD
Total area
1,302 SF
Lot
0.17 ac (7,198 SF)
Zoning code
DOCP*
APN
6252-013-030
UPID
US09-7927468
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
-
Andazola Financial Services Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Ray Andazola · 2 yrs held
Ray Andazola
since 2024
Last sale
$415,000
6 recorded transactions
Zoning & alternative use
DOCP* · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$7,696
Tax year 2024
Assessed value
$589,251
Assessed 2024
Previous assessed
$589,251
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$411,771
Assessed improvement
$177,480
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
1951
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Rooms
7
Bathrooms
2
Total area
1,302 SF
Lot
0.17 ac (7,198 SF)
Zoning code
DOCP*
APN
6252-013-030
UPID
US09-7927468
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.
Building & site characteristics
From public records
Year built
1951
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Rooms
7
Bathrooms
2
Lot
0.17 ac
Current owner
From public records · entity-resolved
Ray Andazola
Individual
Mailing address
16001 AVENIDA SAN MIGUEL, LA MIRADA, CA 90638-3442
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 5, 2024
—
Ray Andazola
—
Deed
related
$100,000 · Us Bank NA
Jan 12, 2024
—
Ray Andazola
Mary Louise Andazola
Affidavit Death Of Trustee/successor Trustee
related
—
Mar 7, 2006
—
Andazola R Fam
Andazola,ray C & Mary L
Quit Claim Deed
related
—
Apr 2, 2003
$415,000
Ray C Andazola
Castro,jose & Paula
Grant Deed
$269,750 · Jose & Paula Castro
Jan 15, 1999
$175,000
Jose Castro
Bowermaster & Associates Insur
Grant Deed
$140,000 · Long Beach Mortgage Co
—
—
Ray C Anadazola
—
Deed Of Trust
related
$345,000 · Us Bank NA
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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