New search
Property profile & analytics
OFF-MARKET
Estimated value
$1,985,000
Retail space
9418 Firestone Blvd Downey, CA 90241-5504
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9650344
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1986
Construction
TILT-UP CONCRETE
Total area
7,718 SF
Lot
0.84 ac (36,654 SF)
Zoning code
DOC2*
APN
6284-003-027
UPID
US09-9650344
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
-
All About Eyez Optometry - Roshanak Nasr, O.D. Physician
-
Linh Ngo Physician
-
William Rogoway Physician
-
Becky Fartash Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.99M
Owner & transaction history
Cjl III LLC · 5 yrs held
Cjl III LLC
since 2021
5 recorded transactions
Zoning & alternative use
DOC2* · Downey, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.4M
+8.9%
Commercial (general)
$2.4M
+6.5%
Warehouse, storage
$2.3M
+1.3%
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
Alternative Use
Use
Estimation
RETAIL STORES
$2,240,000
Current use
OFFICE BUILDING
$2,440,000
Change: +9% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,385,000
Change: +7% · Conversion: Easy
WAREHOUSE, STORAGE
$2,270,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$1.99M
Range $1.79M – $2.18M · ±10%
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
$257 / 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
$38,164
Tax year 2024
Assessed value
$2,797,920
Assessed 2024
Previous assessed
$2,797,920
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$2,170,321
Assessed improvement
$627,599
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
1986
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
7,718 SF
Lot
0.84 ac (36,654 SF)
Zoning code
DOC2*
APN
6284-003-027
UPID
US09-9650344
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
DOC2* · Downey, CA
Zoning DOC2* · permitted uses
DOC2* · 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
$2.2M
OFFICE BUILDING
Est. value
$2.4M
COMMERCIAL (GENERAL)
Est. value
$2.4M
WAREHOUSE, STORAGE
Est. value
$2.3M
RETAIL STORES Current
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
1986
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.84 ac
Current owner
From public records · entity-resolved
Cjl III LLC
Entity
Mailing address
10851 WILKINS AVE, LOS ANGELES, CA 90024-4925
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Jul 7, 2021
—
Farsam Capital Group LLC
—
Deed
related
$4,100,000 · Jpmorgan Chase Bank NA
Feb 2, 2021
—
Cjl III LLC
Lyons Downey South Gate Ranch LLC
Grant Deed
—
Feb 8, 2017
—
Farsam Capital Group LLC
—
Grant Deed
related
$4,750,000 · Jp Morgan Chase Bk
Oct 18, 2001
—
James S Santangelo
—
Deed Of Trust
related
$2,320,500 · La Jolla Savings Bank
Jun 24, 1992
—
Santangelo James S Tr
—
Deed Of Trust
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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