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Property profile & analytics
OFF-MARKET
Estimated value
$1,425,000
Investment properties
8605 Firestone Blvd Downey, CA 90241-5242
Entity Owned
7-yr Hold
Free & Clear
Property ID
US09-8469939
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1960
Construction
TILT-UP CONCRETE
Total area
6,032 SF
Lot
0.38 ac (16,342 SF)
Zoning code
DOC3*
APN
6254-031-002
UPID
US09-8469939
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
-
Downey Eyecare Center Optician Optometrist
-
SalonCentric (Bike/Boat/Book/etc) Store Cosmetic Store
-
Vultsas Yoasloim Salon Hair Salon Nail Salon
-
Venus Tsai Physician
-
Cohen Stanley I OD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.64M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.43M
Owner & transaction history
Roncah Investments LLC · 7 yrs held
Roncah Investments LLC
since 2019
7 recorded transactions
Zoning & alternative use
DOC3* · Downey, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.9M
+2.3%
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%
$1,770,000
6.5%
$1,635,000
7%
$1,520,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,865,000
Current use
OFFICE BUILDING
$1,905,000
Change: +2% · Conversion: Easy
WAREHOUSE, STORAGE
$1,770,000
Change: -5% · Conversion: Difficult
RETAIL STORES
$1,750,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$1.43M
Range $1.28M – $1.57M · ±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
$236 / 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
$25,268
Tax year 2024
Assessed value
$1,942,680
Assessed 2024
Previous assessed
$1,942,680
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$803,866
Assessed improvement
$1,138,814
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1960
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
6,032 SF
Lot
0.38 ac (16,342 SF)
Zoning code
DOC3*
APN
6254-031-002
UPID
US09-8469939
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
DOC3* · Downey, CA
Zoning DOC3* · permitted uses
DOC3* · 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
COMMERCIAL (GENERAL) Current
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.9M
WAREHOUSE, STORAGE
Est. value
$1.8M
RETAIL STORES
Est. value
$1.8M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
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
1960
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.38 ac
Current owner
From public records · entity-resolved
Roncah Investments LLC
Entity
Free & Clear · 7 yrs held
Mailing address
8605 FIRESTONE BLVD, DOWNEY, CA 90241-5242
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 1, 2019
—
Roncah Investments LLC
Stein David N Living Trust
Quit Claim Deed
—
Jun 8, 2010
—
Stein Family Trust
Stein,david N
Quit Claim Deed
related
—
Apr 20, 2006
$1,450,000
David N Stein
Cohen M & R Fam Trust
Grant Deed
$805,500 · City National Bank
Apr 20, 2006
—
David N Stein
Stein,jill
Quit Claim Deed
related
—
Nov 2, 1998
—
Cohen,michael & Rochelle Co-trus
Cohen,m & R Co-trustees
Quit Claim Deed
related
—
Aug 4, 1992
—
Cohen Stanley
—
Deed Of Trust
related
—
—
—
Choen Trust
—
Deed Of Trust
related
$530,000 · Money Store Commercial Mtg
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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