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Property profile & analytics
OFF-MARKET
Estimated value
$880,000
Manufacturing properties
8620 Cleta St Downey, CA 90241-5201
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6352548
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1962
Construction
TILT-UP CONCRETE
Total area
2,988 SF
Lot
0.25 ac (10,865 SF)
Zoning code
DOM1*
APN
6255-021-045
UPID
US09-6352548
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$920k
CAP Approach
CAP
$570k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$880k
Owner & transaction history
Jt Leasing LLC · 6 yrs held
Jt Leasing LLC
since 2020
Last sale
$825,000
4 recorded transactions
Zoning & alternative use
DOM1* · Downey, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.4M
+70.2%
Medical building
$1.4M
+67.3%
Office building
$945,000
+16.3%
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
$945,000
ML approach
$920,000
CAP Approach
CAP Return
Estimation
6%
$620,000
6.5%
$570,000
7%
$530,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$810,000
Current use
AUTO REPAIR, GARAGE
$1,380,000
Change: +70% · Conversion: Easy
MEDICAL BUILDING
$1,360,000
Change: +67% · Conversion: Difficult
OFFICE BUILDING
$945,000
Change: +16% · Conversion: Difficult
COMMERCIAL (GENERAL)
$925,000
Change: +14% · Conversion: Difficult
WAREHOUSE, STORAGE
$880,000
Change: +8% · Conversion: Easy
RETAIL STORES
$865,000
Change: +7% · Conversion: Moderate
Blend value · Realmo final
$880k
Range $792k – $968k · ±10% · vs last sale $825k (Jul 13 2020)
Last sale anchor
$825k
Jul 13 2020
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
$295 / 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
$11,573
Tax year 2024
Assessed value
$884,564
Assessed 2024
Previous assessed
$884,564
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$643,320
Assessed improvement
$241,244
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1962
Construction
TILT-UP CONCRETE
Heating
FLOOR/WALL FURNACE
Buildings
2
Stories
1
Units
1
Total area
2,988 SF
Lot
0.25 ac (10,865 SF)
Zoning code
DOM1*
APN
6255-021-045
UPID
US09-6352548
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
DOM1* · Downey, CA
Zoning DOM1* · permitted uses
DOM1* · 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
INDUSTRIAL (GENERAL) Current
Est. value
$810,000
AUTO REPAIR, GARAGE
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.4M
OFFICE BUILDING
Est. value
$945,000
COMMERCIAL (GENERAL)
Est. value
$925,000
WAREHOUSE, STORAGE
Est. value
$880,000
RETAIL STORES
Est. value
$865,000
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE 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
1962
Construction
TILT-UP CONCRETE
Heating
FLOOR/WALL FURNACE
Stories
1
Buildings
2
Units
1
Lot
0.25 ac
Current owner
From public records · entity-resolved
Jt Leasing LLC
Entity
Free & Clear · 6 yrs held
Mailing address
8616 CLETA ST, DOWNEY, CA 90241-5201
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 13, 2020
—
Jt Leasing LLC
Tina M Venegas
Quit Claim Deed
—
Feb 11, 2020
$825,000
Tina M Venegas
Catlin George E III Trust
Grant Deed
—
Feb 11, 2020
—
Owner Name Unavailable
George E Catlin
Affidavit Of Death
related
—
Nov 18, 2004
—
Catlin George E III Trust
Catlin,george E III
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.
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