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Property profile & analytics
OFF-MARKET
Estimated value
$4,000,000
Warehouses
9838 Firestone Blvd Downey, CA 90241-5595
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8359915
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1999
Construction
TILT-UP CONCRETE
Total area
13,545 SF
Lot
0.78 ac (33,759 SF)
Zoning code
DOM1-P*
APN
6284-033-029
UPID
US09-8359915
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
-
Union Pump Co Auto Repair Shop
-
Celeros Flow Technology | Los Angeles Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.00M
CAP Approach
CAP
$3.15M
Comparable Approach
Comparable
$4.05M
Blend (final)
Blend
$4.00M
Owner & transaction history
Lyons Building LLC · 2 yrs held
Lyons Building LLC
since 2024
Last sale
$4.0M
7 recorded transactions
Zoning & alternative use
DOM1-P* · Downey, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$6.3M
+57.4%
Medical building
$6.2M
+54.7%
Office building
$4.3M
+7.6%
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
$4,000,000
ML approach
$4,000,000
CAP Approach
CAP Return
Estimation
6%
$3,405,000
6.5%
$3,145,000
7%
$2,920,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$3,980,000
Current use
AUTO REPAIR, GARAGE
$6,265,000
Change: +57% · Conversion: Easy
MEDICAL BUILDING
$6,155,000
Change: +55% · Conversion: Difficult
OFFICE BUILDING
$4,280,000
Change: +8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,185,000
Change: +5% · Conversion: Difficult
RETAIL STORES
$3,930,000
Change: -1% · Conversion: Moderate
Blend value · Realmo final
$4.00M
Range $3.60M – $4.40M · ±10% · vs last sale $4.00M (Jan 3 2024)
Last sale anchor
$4.00M
Jan 3 2024
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
$28,221
Tax year 2024
Assessed value
$2,105,653
Assessed 2024
Previous assessed
$2,105,653
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$520,259
Assessed improvement
$1,585,394
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1999
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
13,545 SF
Lot
0.78 ac (33,759 SF)
Zoning code
DOM1-P*
APN
6284-033-029
UPID
US09-8359915
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
DOM1-P* · Downey, CA
Zoning DOM1-P* · permitted uses
DOM1-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
WAREHOUSE, STORAGE Current
Est. value
$4.0M
AUTO REPAIR, GARAGE
Est. value
$6.3M
MEDICAL BUILDING
Est. value
$6.2M
OFFICE BUILDING
Est. value
$4.3M
COMMERCIAL (GENERAL)
Est. value
$4.2M
RETAIL STORES
Est. value
$3.9M
WAREHOUSE, STORAGE Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
COMMERCIAL (GENERAL)
RETAIL STORES
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
1999
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.78 ac
Current owner
From public records · entity-resolved
Lyons Building LLC
Entity
Mailing address
880 APOLLO ST STE #227, EL SEGUNDO, CA 90245-4783
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 19, 2025
—
Lyons Building LLC
—
Deed
related
$65,000,000 · Voya Investment Management LLC
Jan 3, 2024
$4,000,000
Lyons Building LLC
Uhu Llio LLC
Grant Deed
$57,700,000 · River City Bank
Jan 3, 2024
$1,333,500
Cecily A Wong
Taro Patch Holdings LLC
Grant Deed
—
Jan 3, 2024
—
No Dumb Bunny LLC
Janalynn S K Wong
Quit Claim Deed
related
—
Nov 22, 2004
—
Taro Patch Holdings LLC
Wong,richard S H
Grant Deed
related
—
Jun 12, 2001
—
Wong,richard S Trustee
Wong,r S
Quit Claim Deed
related
—
Jun 10, 1999
$1,370,000
Wong Lorrin S Co Et Al
—
Grant 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.
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