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Property profile & analytics
OFF-MARKET
Estimated value
$630,000
Car washes
8845 Imperial Hwy Downey, CA 90242-3907
Individually Owned
~
Est. High Equity
Property ID
US09-6343608
Property profile
Verified
Property type
Car washes
Use group
CAR WASH
Year built
1989
Construction
WOOD
Total area
2,771 SF
Lot
0.4 ac (17,427 SF)
Zoning code
DOC4*
APN
6261-014-051
UPID
US09-6343608
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
-
Crystal Cave Car Wash Car Wash
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$443k
Blend (final)
Blend
$630k
Owner & transaction history
Mike Mudaris
Mike Mudaris
since 2025
Last sale
$850,000
7 recorded transactions
Zoning & alternative use
DOC4* · Downey, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$630k
Range $567k – $693k · ±10% · vs last sale $850k (Dec 30 2025)
Last sale anchor
$850k
Dec 30 2025
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
$227 / 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
$23,502
Tax year 2024
Assessed value
$1,422,284
Assessed 2024
Previous assessed
$1,422,284
+0.0% YoY
Effective rate
1.65%
On assessed value
Assessed land
$1,137,828
Assessed improvement
$284,456
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
Car washes
Use group
CAR WASH
Status
Off-Market
Year built
1989
Construction
WOOD
Heating
NONE
Stories
1
Total area
2,771 SF
Lot
0.4 ac (17,427 SF)
Zoning code
DOC4*
APN
6261-014-051
UPID
US09-6343608
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
DOC4* · Downey, CAZoning DOC4* · permitted uses
DOC4* · Downey, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1989
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.4 ac
Current owner
From public records · entity-resolved
Mike Mudaris
Individual
Mailing address
8845 IMPERIAL HWY, DOWNEY, CA 90242-3907
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2025
$850,000
Mike Mudaris
Annas Alda Family INC
Grant Deed
—
Dec 26, 2025
$1,700,000
Annas Alda Family INC
S E Dean Trust
Grant Deed
—
Nov 17, 2016
—
Great Glory LLC
—
Deed
related
$300,000 · Private Individual
Jan 30, 2015
$1,030,000
Najd Acquisitions LLC
S & Jj Corporation
Grant Deed
$130,000 · S & Jj Corporation
Nov 29, 2010
$1,150,000
S & Jj Corp
King Light Corp
Grant Deed
—
Nov 29, 2010
—
Li L Shen
Jin,zhe
Grant Deed
related
—
Jul 6, 1990
$1,115,000
King Light Corp
Unknown
Grant Deed
—
—
—
Great Glory LLC
—
Deed Of Trust
related
$300,000 · Private Individual
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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