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Property profile & analytics
OFF-MARKET
Estimated value
$3,255,000
Office buildings
9550 Firestone Blvd Downey, CA 90241-5560
Trust Owned
13-yr Hold
~
Est. High Equity
Property ID
US09-8509171
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1982
Construction
WOOD
Total area
21,488 SF
Lot
1 ac (43,345 SF)
Zoning code
DOC2*
APN
6284-001-023
UPID
US09-8509171
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
-
Pacific Whey Ladera Ranch Ranch Bakery
-
KWHY - 22 Television Studio Media Distribution
-
Canpam Property Management Property Management Company
-
Meruelo Capital Partners Real Estate Agency
-
Meruelo Enterprises Inc Property Management Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.47M
Blend (final)
Blend
$3.26M
Owner & transaction history
Meruelo Family Trust · 13 yrs held
Meruelo Family Trust
since 2012
7 recorded transactions
Zoning & alternative use
DOC2* · 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
$3.26M
Range $2.93M – $3.58M · ±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
$151 / 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
$28,237
Tax year 2024
Assessed value
$1,808,038
Assessed 2024
Previous assessed
$1,808,038
+0.0% YoY
Effective rate
1.56%
On assessed value
Assessed land
$814,591
Assessed improvement
$993,447
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1982
Construction
WOOD
Heating
NONE
Stories
1
Total area
21,488 SF
Lot
1 ac (43,345 SF)
Zoning code
DOC2*
APN
6284-001-023
UPID
US09-8509171
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.
Building & site characteristics
From public records
Year built
1982
Construction
WOOD
Heating
NONE
Stories
1
Lot
1 ac
Current owner
From public records · entity-resolved
Meruelo Family Trust
Trust
Mailing address
9550 FIRESTONE BLVD STE #105, DOWNEY, CA 90241-5560
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 2, 2024
—
Alex Meruelo
—
Deed
related
$445,000 · East West Bank
Oct 11, 2023
—
Alex Meruelo
—
Deed
related
$3,000,000 · East West Bank
Dec 28, 2018
—
Meruelo,alex Living Trust
—
Deed
related
$1,000,000 · Bank Of America
Dec 28, 2012
—
Meruelo Family Trust
Meruelo A Living Trust
Quit Claim Deed
related
—
Sep 15, 1998
$1,175,000
Meruelo Trust
Nmc LP
Grant Deed
$881,250 · Southern Pacific Bank
Aug 26, 1998
$1,566,006
Nmc LP
Republic Development Co
Trustees Deed
—
Sep 9, 1988
$272,000
Firestone Downey Ltd
Unknown
Grant Deed
—
—
—
Meruelo,alex Living Trust
—
Deed Of Trust
related
$1,000,000 · Bank Of America
—
—
Meruelo Trust
—
Deed Of Trust
related
$300,000 · First Bank & Trust
—
—
Meruelo Trust
—
Deed Of Trust
related
$350,000 · First Bank & Trust
—
—
Meruelo,tr
—
Deed Of Trust
related
$1,400,000 · First Federal Bank Ca
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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