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Property profile & analytics
OFF-MARKET
Estimated value
$1,075,000
Office buildings
8526 Florence Ave Downey, CA 90240-4015
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-6457405
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Construction
TILT-UP CONCRETE
Total area
3,886 SF
Lot
0.16 ac (7,000 SF)
Zoning code
DOCP*
APN
6252-012-025
UPID
US09-6457405
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
-
Dorothy L Carfrae Law Offices Law Firm
-
Maria Leyva Realtor Real Estate Agency
-
PLF Real Estate Solutions Real Estate Agency
-
Mike Ramirez & Associates Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.47M
Comparable Approach
Comparable
$847k
Blend (final)
Blend
$1.08M
Owner & transaction history
8526 Florence Avenue LLC · 1 yrs held
8526 Florence Avenue LLC
since 2025
7 recorded transactions
Zoning & alternative use
DOCP* · Downey, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,585,000
6.5%
$1,465,000
7%
$1,360,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,230,000
Current use
MEDICAL BUILDING
$1,765,000
Change: +44% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,200,000
Change: -2% · Conversion: Easy
WAREHOUSE, STORAGE
$1,140,000
Change: -7% · Conversion: Difficult
RETAIL STORES
$1,125,000
Change: -8% · Conversion: Moderate
Blend value · Realmo final
$1.08M
Range $968k – $1.18M · ±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
$277 / 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
$23,798
Tax year 2024
Assessed value
$1,887,000
Assessed 2024
Previous assessed
$1,887,000
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$1,122,000
Assessed improvement
$765,000
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
1986
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
3,886 SF
Lot
0.16 ac (7,000 SF)
Zoning code
DOCP*
APN
6252-012-025
UPID
US09-6457405
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
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
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
1986
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
8526 Florence Avenue LLC
Entity
Mailing address
8526 FLORENCE AVE, DOWNEY, CA 90240-4015
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 11, 2025
—
8526 Florence Avenue LLC
Prime Line Mutual Group
Deed
related
—
Mar 17, 2023
—
Florence Avenue LLC
Line Mutual Group
Grant Deed
—
Jan 14, 2022
$1,850,000
Prime Line Mutual Group
Viet D Be
Grant Deed
$1,720,500 · Harvest Small Business Finance LLC
Feb 23, 2006
—
Viet D Be
Carfrae,dorothy L
Grant Deed
related
—
May 29, 1996
$557,000
Carfrae,dorothy L
Kloch Trust
Trustees Deed
$511,000 · Heller First Capital
May 29, 1996
—
Carfrae,dorothy L
Be,v D
Trustees Deed
related
—
—
—
Viet D Be
—
Deed Of Trust
related
$809,250 · Zions First National Bank
—
—
Viet D Be
—
Deed Of Trust
related
$110,000 · First Centennial Bank
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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