Entity Owned Property summary
AI-generated overview
This exceptional freestanding industrial warehouse, located at 9501 Washburn Road in Downey, California, presents a significant opportunity for businesses seeking a substantial space. Boasting a total of 24,712 square feet of vacant space, this single-tenant property is situated on a 1.26-acre lot. Built in 1952, the building features impressive ceiling heights ranging from 14 to 26 feet, providing ample vertical clearance for various operational needs. The property includes three drive-in doors for convenient loading and unloading, along with twenty-nine designated parking spaces. Power is supplied by 400 amp service panels with 120-480 Volt capabilities. The warehouse is zoned M2 by the City of Downey and has an APN of 6284-025-009. Its location in Los Angeles County, with a Downey zip code of 90242, offers excellent access to major transportation arteries. This bow-truss building presents a rare opportunity to acquire a substantial industrial space in a prime location, suitable for a wide range of industrial and warehousing operations. The property is available for both sale and lease, making it a versatile option for prospective buyers and tenants. Interested parties are encouraged to inquire for further details and to schedule a viewing.
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1952
Construction
TILT-UP CONCRETE
Total area
22,400 SF
Lot
1.26 ac (55,074 SF)
Zoning code
DOM2-P*
APN
6284-025-009
UPID
US09-8334816
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Shipping Company Freight Service
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.28M
Comparable Approach
Comparable
$3.19M
Blend (final)
Blend
$450k
Owner & transaction history
since 2025
Last sale
$6.1M
4 recorded transactions
Zoning & alternative use
DOM2-P* · Downey, CA
Top alternative use upside
Office building
$7.1M
+16.3%
Commercial (general)
$6.9M
+13.7%
Warehouse, storage
$6.6M
+8.1%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 10 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$450k
Value range
$405k – $495k
±10% around blend
Estimated value / SF
$20 / SF
Confidence
High
10 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
100
$405k
blend $450k
$495k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
22,400 SF
Lot area
1.26 ac
Year built
1952
Stories
1
APN
6284-025-009
Zoning
DOM2-P*
Assessed value
$593,420
Annual tax
$3,557
3
Income approach: direct capitalization
Partial preview
Income approach indication
$4.28M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$4.64M
@ 6.5% CAP return
$4.28M
@ 7% CAP return
$3.98M
4
Sales comparison
Partial preview
Sales approach indication
$5.76M
Weighted, 10 comps · high confidence
Evidence
10 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.2 mi away · 19,950 SF
6.6 mi away · 22,657 SF
6.8 mi away · 26,452 SF
8.8 mi away · 17,880 SF
8.9 mi away · 21,470 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$450k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 3630 sales
$272
-93%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $20/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+16%
vs current-use indication
Commercial (general)
Warehouse, Storage
Industrial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 10 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$6.05M
Move the market yield to see immediate price impact.
Value / SF
$270
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$381k
$7.62M
$5.44M
$4.24M
$424k
$8.47M
$6.05M
$4.71M
$466k
$9.32M
$6.65M
$5.18M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
10 found
High confidence · county-verified
Closest comparable
$5.83M
4.1 mi · May 2026 · $355/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$3,557
Tax year 2024
Assessed value
$593,420
Assessed 2024
Previous assessed
$593,420
+0.0% YoY
Effective rate
0.60%
On assessed value
Assessed land
$240,103
Assessed improvement
$353,317
Applied tax rate
3.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1952
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
22,400 SF
Lot
1.26 ac (55,074 SF)
Zoning code
DOM2-P*
APN
6284-025-009
UPID
US09-8334816
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
DOM2-P* · Downey, CAZoning DOM2-P* · permitted uses
DOM2-P* · Downey, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1952
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.26 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
DOM2-P*
Jurisdiction
Downey, CA
Recorded code
DOM2-P*
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for DOM2-P* in Downey, CA.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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