Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Office buildings
8562 Florence Ave Downey, CA 90240-4055
Individually Owned
3-yr Hold
Free & Clear
Property ID
US09-7603147
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2006
Construction
WOOD
Total area
1,421 SF
Lot
0.16 ac (7,029 SF)
Zoning code
DOCP*
APN
6252-012-019
UPID
US09-7603147
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
-
Law Offices of Steve Lopez Law Firm
-
We resolve disputes.: SoCal Mediation Center Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$545k
CAP Approach
CAP
$535k
Comparable Approach
Comparable
$597k
Blend (final)
Blend
$550k
Owner & transaction history
Steve Lopez · 3 yrs held
Steve Lopez
since 2022
Last sale
$550,000
7 recorded transactions
Zoning & alternative use
DOCP* · Downey, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$865,000
+92.6%
Auto repair, garage
$655,000
+46.4%
Medical building
$645,000
+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
$555,000
ML approach
$545,000
CAP Approach
CAP Return
Estimation
6%
$580,000
6.5%
$535,000
7%
$495,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$450,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$865,000
Change: +93% · Conversion: Difficult
AUTO REPAIR, GARAGE
$655,000
Change: +46% · Conversion: Difficult
MEDICAL BUILDING
$645,000
Change: +44% · Conversion: Easy
COMMERCIAL (GENERAL)
$440,000
Change: -2% · Conversion: Easy
WAREHOUSE, STORAGE
$420,000
Change: -7% · Conversion: Difficult
RETAIL STORES
$410,000
Change: -8% · Conversion: Moderate
Blend value · Realmo final
$550k
Range $495k – $605k · ±10% · vs last sale $550k (Nov 9 2022)
Last sale anchor
$550k
Nov 9 2022
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
$387 / 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
$13,156
Tax year 2024
Assessed value
$1,042,813
Assessed 2024
Previous assessed
$1,042,813
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$751,615
Assessed improvement
$291,198
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
2006
Construction
WOOD
Heating
NONE
Stories
1
Bathrooms
1
Total area
1,421 SF
Lot
0.16 ac (7,029 SF)
Zoning code
DOCP*
APN
6252-012-019
UPID
US09-7603147
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
$450,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$865,000
AUTO REPAIR, GARAGE
Est. value
$655,000
MEDICAL BUILDING
Est. value
$645,000
COMMERCIAL (GENERAL)
Est. value
$440,000
WAREHOUSE, STORAGE
Est. value
$420,000
RETAIL STORES
Est. value
$410,000
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
2006
Construction
WOOD
Heating
NONE
Stories
1
Bathrooms
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Steve Lopez
Individual
Free & Clear · 3 yrs held
Mailing address
8562 FLORENCE AVE STE A, DOWNEY, CA 90240-4057
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
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
Nov 9, 2022
—
Steve Lopez
Steve Lopez
Intrafamily Transfer
related
—
Nov 7, 2022
—
Steve Lopez
Steve Lopez
Intrafamily Transfer
related
—
Jun 20, 2006
—
Steve Lopez
Serena Lopez
Intrafamily Transfer
related
$542,500 · Homecomings Financial Network INC
May 27, 2005
$550,000
Steve Lopez
Belmonte,miguel M
Grant Deed
$440,000 · Golden Empire Mortgage INC
Jan 26, 2005
—
Miguel M Belmonte
Keller Family Trust
Grant Deed
$299,700 · Golden Empire Mortgage INC
Nov 22, 2004
—
Keller Family Trust
Keller Family Trust
Quit Claim Deed
related
—
Nov 9, 1995
—
Keller,irving & Miriam Trustees
Keller,i & M
Quit Claim Deed
related
—
Mar 27, 1990
—
Pasner Fmly Tr
Pasner Edith A A
Quit Claim 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 8562 Florence Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
