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Property profile & analytics
OFF-MARKET
Estimated value
$2,850,000
Manufacturing properties
8734 Cleta St Downey, CA 90241-5279
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-8608581
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1982
Construction
TILT-UP CONCRETE
Total area
6,656 SF
Lot
0.42 ac (18,366 SF)
Zoning code
DOM1*
APN
6255-021-033
UPID
US09-8608581
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
-
Human Designs Prosthetics And Orthotics Orthotics & Prosthetics Service
-
Legacy Integrative Solutions Financial Advisor
-
Brotherhood 4x4 Nightclub Music Venue
-
Orange County Painting Co. Painting Service General Contractor
-
Quality Office Machines Big Box & Wholesale Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.63M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.89M
Blend (final)
Blend
$2.85M
Owner & transaction history
Cloveworth LLC · 3 yrs held
Cloveworth LLC
since 2023
Last sale
$3.0M
5 recorded transactions
Zoning & alternative use
DOM1* · Downey, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.3M
+139.6%
Neighborhood: shopping center
$4.1M
+123.9%
Auto repair, garage
$3.1M
+70.2%
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
$2,745,000
ML approach
$2,630,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,810,000
Current use
RESTAURANT
$4,335,000
Change: +140% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,050,000
Change: +124% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,080,000
Change: +70% · Conversion: Easy
MEDICAL BUILDING
$3,025,000
Change: +67% · Conversion: Difficult
OFFICE BUILDING
$2,105,000
Change: +16% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,055,000
Change: +14% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,955,000
Change: +8% · Conversion: Easy
Blend value · Realmo final
$2.85M
Range $2.57M – $3.14M · ±10% · vs last sale $3.00M (Feb 8 2023)
Last sale anchor
$3.00M
Feb 8 2023
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
$428 / 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
$38,206
Tax year 2024
Assessed value
$3,060,000
Assessed 2024
Previous assessed
$3,060,000
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$2,142,000
Assessed improvement
$918,000
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
1982
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
6,656 SF
Lot
0.42 ac (18,366 SF)
Zoning code
DOM1*
APN
6255-021-033
UPID
US09-8608581
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
$1.8M
RESTAURANT
Est. value
$4.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.1M
AUTO REPAIR, GARAGE
Est. value
$3.1M
MEDICAL BUILDING
Est. value
$3.0M
OFFICE BUILDING
Est. value
$2.1M
COMMERCIAL (GENERAL)
Est. value
$2.1M
WAREHOUSE, STORAGE
Est. value
$2.0M
INDUSTRIAL (GENERAL) Current
RESTAURANT
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
1982
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.42 ac
Current owner
From public records · entity-resolved
Cloveworth LLC
Entity
Mailing address
PO BOX 39459, DOWNEY, CA 90239-0459
Ownership since
2023
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
Feb 8, 2023
$3,000,000
Cloveworth LLC
8734 Cleta LLC
Grant Deed
$1,565,000 · Bank Of The West
Apr 20, 2022
$2,250,000
8734 Cleta LLC
Deeann Marie Nason
Grant Deed
$2,025,000 · Enterprise Bank & Trust
Apr 11, 2016
—
Nason,jerry Living Trust
Nason Jerry Living Trust
Quit Claim Deed
related
—
Mar 9, 2016
—
Nason,jerry Living Trust
Nason Jerry Living Trust
Quit Claim Deed
related
—
Apr 16, 2007
—
Nason Jerry Tr
Nason,jacquelyn A
Affidavit Of Death
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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