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Property profile & analytics
OFF-MARKET
Estimated value
$1,860,000
Office buildings
9046 Telegraph Rd Downey, CA 90240
Trust Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8625370
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1965
Construction
TILT-UP CONCRETE
Total area
8,701 SF
Lot
0.58 ac (25,395 SF)
Zoning code
DOC4-P*
APN
6388-002-003
UPID
US09-8625370
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
$1.86M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.36M
Blend (final)
Blend
$1.86M
Owner & transaction history
Villarreal,m T Living Trust · 5 yrs held
Villarreal,m T Living Trust
since 2020
Last sale
$1.8M
6 recorded transactions
Zoning & alternative use
DOC4-P* · 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
$1,980,000
ML approach
$1,855,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,750,000
Current use
COMMERCIAL (GENERAL)
$2,690,000
Change: -2% · Conversion: Easy
WAREHOUSE, STORAGE
$2,555,000
Change: -7% · Conversion: Difficult
RETAIL STORES
$2,525,000
Change: -8% · Conversion: Moderate
Blend value · Realmo final
$1.86M
Range $1.67M – $2.05M · ±10% · vs last sale $1.80M (Dec 10 2020)
Last sale anchor
$1.80M
Dec 10 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
$214 / 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
$29,683
Tax year 2024
Assessed value
$2,048,089
Assessed 2024
Previous assessed
$2,048,089
+0.0% YoY
Effective rate
1.45%
On assessed value
Assessed land
$830,613
Assessed improvement
$1,217,476
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
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1965
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
8,701 SF
Lot
0.58 ac (25,395 SF)
Zoning code
DOC4-P*
APN
6388-002-003
UPID
US09-8625370
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
DOC4-P* · Downey, CA
Zoning DOC4-P* · permitted uses
DOC4-P* · 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
OFFICE BUILDING Current
Est. value
$2.8M
COMMERCIAL (GENERAL)
Est. value
$2.7M
WAREHOUSE, STORAGE
Est. value
$2.6M
RETAIL STORES
Est. value
$2.5M
OFFICE BUILDING Current
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
1965
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.58 ac
Current owner
From public records · entity-resolved
Villarreal,m T Living Trust
Trust
Free & Clear · 5 yrs held
Mailing address
5505 GARDENDALE ST, SOUTH GATE, CA 90280-7702
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 25, 2025
—
Maria Teresa Villarreal Living Trus
—
Deed
related
$858,000 · Gbc International Bank
Dec 10, 2020
—
Villarreal,m T Living Trust
Maria T Villarreal
Quit Claim Deed
related
—
Jul 21, 2016
—
Maria T Villarreal
Villarreal,octavio
Quit Claim Deed
related
—
Jul 21, 2016
$1,800,000
Maria Teresa Villarreal
David P Albaum
Grant Deed
$730,000 · California United Bank
Jun 26, 2015
—
David P Albaum
Albaum Philip J
Affidavit Of Death
related
—
Aug 22, 2007
—
Philip J Albaum
Albaum P J Family Trust
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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