Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$4,725,000
Medical Office Space
8630 Florence Ave Downey, CA 90240-4017
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9648096
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1961
Construction
TILT-UP CONCRETE
Total area
11,201 SF
Lot
0.61 ac (26,450 SF)
Zoning code
DOCP*
APN
6252-001-024
UPID
US09-9648096
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
-
Dr. Ramon A. Guadiz, MD Physician
-
Dr. Marco A. Martinez, MD Physician
-
Dr. George C. Hon, MD Physician
-
Dr. Ambrose Y. Tsang, MD Physician
-
Dr. Rodrigo J. Rocha, MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.99M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.84M
Blend (final)
Blend
$4.73M
Owner & transaction history
Twc Housing LLC · 5 yrs held
Twc Housing LLC
since 2020
Last sale
$4.5M
5 recorded transactions
Zoning & alternative use
DOCP* · Downey, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.3M
+43.3%
Neighborhood: shopping center
$6.8M
+33.9%
Auto repair, garage
$5.2M
+1.8%
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
$6,125,000
ML approach
$5,990,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$5,090,000
Current use
RESTAURANT
$7,295,000
Change: +43% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$6,815,000
Change: +34% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,180,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$4.73M
Range $4.25M – $5.20M · ±10% · vs last sale $4.45M (Dec 31 2020)
Last sale anchor
$4.45M
Dec 31 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
$422 / 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
$4,390
Tax year 2024
Assessed value
$2,966,076
Assessed 2024
Previous assessed
$2,966,076
+0.0% YoY
Effective rate
0.15%
On assessed value
Assessed land
$1,878,338
Assessed improvement
$1,087,738
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1961
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Stories
1
Total area
11,201 SF
Lot
0.61 ac (26,450 SF)
Zoning code
DOCP*
APN
6252-001-024
UPID
US09-9648096
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
DOCP* · Downey, CAZoning DOCP* · permitted uses
DOCP* · Downey, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$5.1M
RESTAURANT
Est. value
$7.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.8M
AUTO REPAIR, GARAGE
Est. value
$5.2M
MEDICAL BUILDING Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1961
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.61 ac
Current owner
From public records · entity-resolved
Twc Housing LLC
Entity
Mailing address
10155 COLIMA RD, WHITTIER, CA 90603-2042
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 31, 2020
$4,450,000
Twc Housing LLC
Irwin H Sherry
Grant Deed
$2,509,000 · Pacific Western National Bank
Jan 31, 2017
—
Herbert Sherry Irwin
—
Deed
related
$2,550,000 · Logix FCU
Nov 4, 2009
—
Sherry Irwin H & Dalia D Trust
Sherry,irwin & Dalia
Quit Claim Deed
related
—
Mar 23, 2007
$4,995,000
Sherry Irwin
8630 Florence Ave Co
Grant Deed
$2,730,000 · Wells Fargo Bank NA
—
—
8630 Florence Ave Co
—
Deed Of Trust
related
$825,000 · Harvey Alpert & Co P T Dtd
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 8630 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.
