Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$530,000
Retail space
9480 Firestone Blvd Downey, CA 90241-5504
Entity Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8363295
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1984
Construction
TILT-UP CONCRETE
Total area
1,794 SF
Lot
0.72 ac (31,171 SF)
Zoning code
DOC2*
APN
6284-002-022
UPID
US09-8363295
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
-
True Bella Medical Aesthetics Spa & Massage Center Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$360k
CAP Approach
CAP
$700k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$530k
Owner & transaction history
Amusement Industry C-vii LLC · 12 yrs held
Amusement Industry C-vii LLC
since 2013
5 recorded transactions
Zoning & alternative use
DOC2* · Downey, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$830,000
+59.4%
Medical building
$815,000
+56.7%
Office building
$565,000
+8.9%
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
$360,000
CAP Approach
CAP Return
Estimation
6%
$755,000
6.5%
$700,000
7%
$650,000
Alternative Use
Use
Estimation
RETAIL STORES
$520,000
Current use
AUTO REPAIR, GARAGE
$830,000
Change: +59% · Conversion: Difficult
MEDICAL BUILDING
$815,000
Change: +57% · Conversion: Difficult
OFFICE BUILDING
$565,000
Change: +9% · Conversion: Easy
COMMERCIAL (GENERAL)
$555,000
Change: +7% · Conversion: Easy
WAREHOUSE, STORAGE
$525,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$530k
Range $477k – $583k · ±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
$295 / 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
$17,873
Tax year 2024
Assessed value
$1,328,009
Assessed 2024
Previous assessed
$1,328,009
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$1,081,640
Assessed improvement
$246,369
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
1984
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
1,794 SF
Lot
0.72 ac (31,171 SF)
Zoning code
DOC2*
APN
6284-002-022
UPID
US09-8363295
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
$520,000
AUTO REPAIR, GARAGE
Est. value
$830,000
MEDICAL BUILDING
Est. value
$815,000
OFFICE BUILDING
Est. value
$565,000
COMMERCIAL (GENERAL)
Est. value
$555,000
WAREHOUSE, STORAGE
Est. value
$525,000
RETAIL STORES Current
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
1984
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.72 ac
Current owner
From public records · entity-resolved
Amusement Industry C-vii LLC
Entity
Mailing address
520 W WILLOW ST, LONG BEACH, CA 90806-2831
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
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
Sep 3, 2013
—
Amusement Industry C-vii LLC
Downey-coml Props Ptshp
Grant Deed
$40,422,600 · Cibc INC
Jul 3, 2003
—
Downey Commercial Properties
Amusement Industry INC
Grant Deed
related
$13,000,000 · Cibc INC
May 25, 1990
$412,500
Orange Property
Downey Plaza I
Trustees Deed
related
—
Aug 11, 1988
—
Plaza 1 Dow
Inter
Quit Claim Deed
related
$2,069,123 · Gibraltar Savings Bank Fsb
Apr 7, 1988
—
Plaza I Downey
Inter
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 9480 Firestone Blvd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
