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Property profile & analytics
OFF-MARKET
Estimated value
$1,950,000
Manufacturing properties
9705 Washburn Rd Downey, CA 90241-5616
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8372260
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1969
Construction
TILT-UP CONCRETE
Total area
2,958 SF
Lot
0.1 ac (4,496 SF)
Zoning code
DOM2-P*
APN
6284-028-003
UPID
US09-8372260
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
-
Stout Roofing Inc Roofing Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.86M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.17M
Blend (final)
Blend
$1.95M
Owner & transaction history
Rb Metal Sheet Creations LLC · 4 yrs held
Rb Metal Sheet Creations LLC
since 2021
Last sale
$2.0M
5 recorded transactions
Zoning & alternative use
DOM2-P* · Downey, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.8M
+123.9%
Auto repair, garage
$1.4M
+70.2%
Medical building
$1.3M
+67.3%
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
$1,940,000
ML approach
$1,860,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,800,000
Change: +124% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,370,000
Change: +70% · Conversion: Easy
MEDICAL BUILDING
$1,345,000
Change: +67% · Conversion: Difficult
Blend value · Realmo final
$1.95M
Range $1.76M – $2.15M · ±10% · vs last sale $2.00M (Oct 6 2021)
Last sale anchor
$2.00M
Oct 6 2021
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
$659 / 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
$6,323
Tax year 2024
Assessed value
$473,382
Assessed 2024
Previous assessed
$473,382
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$332,928
Assessed improvement
$140,454
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1969
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
2,958 SF
Lot
0.1 ac (4,496 SF)
Zoning code
DOM2-P*
APN
6284-028-003
UPID
US09-8372260
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
DOM2-P* · Downey, CA
Zoning DOM2-P* · permitted uses
DOM2-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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1969
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
0.1 ac
Current owner
From public records · entity-resolved
Rb Metal Sheet Creations LLC
Entity
Mailing address
9660 WASHBURN RD, DOWNEY, CA 90241-5615
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
Aug 9, 2022
—
Rb Metal Sheet Creations LLC
—
Deed
related
$813,000 · Business Finance Capital
Oct 6, 2021
$2,000,000
Rb Metal Sheet Creations LLC
Ginray Enterprises LLC
Grant Deed
$1,000,000 · Enterprise Bank & Trust
Oct 2, 2020
—
Ginray Ents LLC
Stout Roofing INC
Quit Claim Deed
—
Oct 24, 2005
—
Stout Roofing INC
Deb Ents INC
Grant Deed
$500,000 · Citizens Business Bank
—
—
Deb
—
Deed Of Trust
related
$595,578 · Sg Wholesale Roo
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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