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Property profile & analytics
OFF-MARKET
Estimated value
$1,050,000
Office buildings
8350 Florence Ave Downey, CA 90240-3944
Trust Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8603154
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1982
Construction
WOOD
Total area
4,749 SF
Lot
0.18 ac (7,912 SF)
Zoning code
DOCP*
APN
6252-013-018
UPID
US09-8603154
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
-
credit-repair Financial Advisor
-
1st Class Realty Real Estate Agency
-
Alkaline Water Systems Water Treatment Plant Beauty
-
Downey Wholistic Center Counselor Reiki Therapist
-
Premier Properties- Geovanny A. Juarez Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.05M
Owner & transaction history
Arburua Family Living Trust · 9 yrs held
Arburua Family Living Trust
since 2017
7 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,500,000
Current use
COMMERCIAL (GENERAL)
$1,465,000
Change: -2% · Conversion: Easy
WAREHOUSE, STORAGE
$1,395,000
Change: -7% · Conversion: Difficult
RETAIL STORES
$1,380,000
Change: -8% · Conversion: Moderate
Blend value · Realmo final
$1.05M
Range $945k – $1.16M · ±10%
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
$221 / 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
$16,943
Tax year 2024
Assessed value
$1,294,047
Assessed 2024
Previous assessed
$1,294,047
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$742,772
Assessed improvement
$551,275
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
1982
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
4,749 SF
Lot
0.18 ac (7,912 SF)
Zoning code
DOCP*
APN
6252-013-018
UPID
US09-8603154
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
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.4M
RETAIL STORES
Est. value
$1.4M
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
1982
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.18 ac
Current owner
From public records · entity-resolved
Arburua Family Living Trust
Trust
Mailing address
8048 DINSDALE ST, DOWNEY, CA 90240-3814
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 8, 2017
—
Arburua Family Living Trust
Arburua,prudencio & Vilma M
Quit Claim Deed
related
—
Nov 25, 2015
$1,115,000
Prudencio Arburua
Lopez Jaime H Living Trust
Grant Deed
$111,500 · Warren Bruce J 2002 Trust (rt)
Jul 9, 2012
—
Lopez Jaime H Living Trust
Lopez,irma P
Quit Claim Deed
related
$450,000 · Klynn Family Trust
Apr 7, 2003
—
Lopez,tr
Lopez,jaime H
Quit Claim Deed
related
—
Dec 4, 2002
—
Jaime H Lopez
Lopez,irma P
Quit Claim Deed
related
—
Sep 1, 2000
—
Lopez,jaime H & Irma P
Shubin,n A & D J Trustees
Trustees Deed
related
—
May 29, 1997
—
Shubin,nick A & Donna J Trustees
Shubin,n A
Quit Claim Deed
related
—
May 29, 1997
$422,000
Shubin,nick A
S & A Investments
Trustees Deed
—
—
—
Lopez,jaime H Living Trust
—
Deed Of Trust
related
$115,000 · Ji-liang Wann
—
—
Jaime H Lopez
—
Deed Of Trust
related
$425,000 · Dns Trust
—
—
Jaime H Lopez
—
Deed Of Trust
related
$24,500 · Dns Trust
—
—
Lopez,tr
—
Deed Of Trust
related
$388,000 · Bank Of 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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