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Property profile & analytics
OFF-MARKET
Estimated value
$1,645,000
Office buildings
8416 Florence Ave Downey, CA 90240-3949
Trust Owned
Absentee Owner
Free & Clear
Property ID
US09-8603153
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1984
Construction
WOOD
Total area
3,858 SF
Lot
0.18 ac (7,744 SF)
Zoning code
DOCP*
APN
6252-013-008
UPID
US09-8603153
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
-
Bernal P Ojeda Law Offices Law Firm
-
One Stop Doc Services LLC. Law Firm
-
ADU Room Addition Contractor Construction Company General Contractor
-
PayasosenLosAngeles.com Marketing & Advertising Advertising Agency
-
Priority Maids General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.61M
CAP Approach
CAP
$1.46M
Comparable Approach
Comparable
$1.62M
Blend (final)
Blend
$1.65M
Owner & transaction history
Meza Family Revocable Living Trust
Meza Family Revocable Living Trust
since 2026
Last sale
$1.7M
6 recorded transactions
Zoning & alternative use
DOCP* · Downey, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.4M
+92.6%
Auto repair, garage
$1.8M
+46.4%
Medical building
$1.8M
+43.8%
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
$1,790,000
ML approach
$1,610,000
CAP Approach
CAP Return
Estimation
6%
$1,575,000
6.5%
$1,455,000
7%
$1,350,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,220,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,350,000
Change: +93% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,785,000
Change: +46% · Conversion: Difficult
MEDICAL BUILDING
$1,755,000
Change: +44% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,190,000
Change: -2% · Conversion: Easy
WAREHOUSE, STORAGE
$1,135,000
Change: -7% · Conversion: Difficult
RETAIL STORES
$1,120,000
Change: -8% · Conversion: Moderate
Blend value · Realmo final
$1.65M
Range $1.48M – $1.81M · ±10% · vs last sale $1.68M (Jul 21 2023)
Last sale anchor
$1.68M
Jul 21 2023
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
$426 / 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
$21,283
Tax year 2024
Assessed value
$1,675,000
Assessed 2024
Previous assessed
$1,675,000
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$800,000
Assessed improvement
$875,000
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
1984
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Rooms
5
Total area
3,858 SF
Lot
0.18 ac (7,744 SF)
Zoning code
DOCP*
APN
6252-013-008
UPID
US09-8603153
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
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.4M
AUTO REPAIR, GARAGE
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$1.1M
RETAIL STORES
Est. value
$1.1M
OFFICE BUILDING Current
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
1984
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Rooms
5
Lot
0.18 ac
Current owner
From public records · entity-resolved
Meza Family Revocable Living Trust
Trust
Free & Clear · 0 yrs held
Mailing address
10800 PARAMOUNT BLVD STE #302, DOWNEY, CA 90241-3324
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 13, 2026
—
Meza Family Revocable Living Trust
Meza Beas
Grant Deed
—
Jul 21, 2023
$1,675,000
Jazayeri & Moarefi LLC
Fo Construction INC
Grant Deed
$1,606,500 · First Citizens Bank & Trust Co
Jun 18, 2015
$850,000
Fo Construction INC
Hallsted Family Trust
Grant Deed
$595,000 · Hallstead Family Trust (lt)
Feb 11, 1993
—
Hallsted Charles W
—
Deed Of Trust
related
—
—
—
Hallsted Trust
—
Deed Of Trust
related
$276,000 · Downey National Bank
—
—
Hallsted Trust
—
Deed Of Trust
related
$275,000 · First Federal S & L San Gabrie
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.
Try Rey
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