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Property profile & analytics
OFF-MARKET
Estimated value
$840,000
Retail space
8732 Firestone Blvd Downey, CA 90241
Trust Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6467114
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1949
Construction
WOOD
Total area
1,776 SF
Lot
0.13 ac (5,589 SF)
Zoning code
DOC3*
APN
6255-005-013
UPID
US09-6467114
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
$865k
CAP Approach
CAP
$690k
Comparable Approach
Comparable
$818k
Blend (final)
Blend
$840k
Owner & transaction history
Panasitti Family Trust · 5 yrs held
Panasitti Family Trust
since 2020
Last sale
$840,000
7 recorded transactions
Zoning & alternative use
DOC3* · Downey, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.1M
+109.8%
Auto repair, garage
$820,000
+59.4%
Medical building
$805,000
+56.7%
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
$920,000
ML approach
$865,000
CAP Approach
CAP Return
Estimation
6%
$750,000
6.5%
$690,000
7%
$640,000
Alternative Use
Use
Estimation
RETAIL STORES
$515,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,080,000
Change: +110% · Conversion: Moderate
AUTO REPAIR, GARAGE
$820,000
Change: +59% · Conversion: Difficult
MEDICAL BUILDING
$805,000
Change: +57% · Conversion: Difficult
OFFICE BUILDING
$560,000
Change: +9% · Conversion: Easy
COMMERCIAL (GENERAL)
$550,000
Change: +7% · Conversion: Easy
WAREHOUSE, STORAGE
$520,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$840k
Range $756k – $924k · ±10% · vs last sale $840k (Sep 23 2020)
Last sale anchor
$840k
Sep 23 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
$473 / 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
$11,425
Tax year 2024
Assessed value
$900,646
Assessed 2024
Previous assessed
$900,646
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$643,320
Assessed improvement
$257,326
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1949
Construction
WOOD
Heating
NONE
Stories
1
Total area
1,776 SF
Lot
0.13 ac (5,589 SF)
Zoning code
DOC3*
APN
6255-005-013
UPID
US09-6467114
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
RETAIL STORES Current
Est. value
$515,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$820,000
MEDICAL BUILDING
Est. value
$805,000
OFFICE BUILDING
Est. value
$560,000
COMMERCIAL (GENERAL)
Est. value
$550,000
WAREHOUSE, STORAGE
Est. value
$520,000
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1949
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.13 ac
Current owner
From public records · entity-resolved
Panasitti Family Trust
Trust
Mailing address
1922 BAY CRST ST, SANTA ANA, CA 92704-7125
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
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 12, 2024
—
Miguel Angel Panasitti
—
Deed
related
$55,000 · Jorgelina Vasquez
Sep 23, 2020
—
Panasitti Family Trust
Miguel Panasitti
Quit Claim Deed
related
—
Oct 21, 2019
—
Miguel Panasitti
—
Deed
related
$120,000 · Haveson Living Trust (lt)
Aug 30, 2019
—
Miguel A Panasitti
Miranda,mabel G
Quit Claim Deed
related
—
Aug 30, 2019
$840,000
Miguel A Panasitti
Safe Harbor Self Storage
Grant Deed
—
Oct 26, 2018
—
Safe Harbor Self Storage
—
Deed
related
$544,000 · Alvin R Haveson
Apr 29, 2015
$1,617,500
Safe Harbor Self Storage
Panasitti Family Trust
Grant Deed
—
Nov 10, 1998
—
Miguel A Panasitti
Panasitti,m A & M I
Quit Claim Deed
related
—
May 4, 1998
$420,000
Miguel A Panasitti
Taiwan-ambassador Co
Grant Deed
$294,000 · Downey National Bank
Feb 17, 1989
$229,091
Chan Sammy M&chi
Pana
Trustees Deed
related
—
Feb 17, 1989
$380,000
Huang Huei S&hsu
Chan Sammy M&chi
Trustees Deed
related
—
—
—
Safe Harbor Self Storage
—
Deed Of Trust
related
$544,000 · Alvin R Haveson
—
—
Miguel Panasitti
—
Deed Of Trust
related
$120,000 · Haveson Living Trust (lt)
—
—
Miguel A Panasitti
—
Deed Of Trust
related
$679,000 · Bank Of Yorba Linda
—
—
Panasitti Family Trust
—
Deed Of Trust
related
$325,000 · Kar Properties INC Defined Ben
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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