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Property profile & analytics
OFF-MARKET
Estimated value
$4,675,000
Super regional malls
10033 Whittwood Dr Whittier, CA 90603-2313
Entity Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6843217
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1962
Construction
TILT-UP CONCRETE
Total area
23,859 SF
Lot
2 ac (87,147 SF)
APN
8230-028-055
UPID
US09-6843217
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
-
Buffalo Wild Wings Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.68M
Owner & transaction history
Seley Ents LLC · 12 yrs held
Seley Ents LLC
since 2013
7 recorded transactions
Zoning & alternative use
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 Whittier submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Whittier 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
Alternative Use
Use
Estimation
OFFICE BUILDING
$7,335,000
Change: -15% · Conversion: Moderate
RETAIL STORES
$6,985,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$4.68M
Range $4.21M – $5.14M · ±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
$196 / 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
$117,785
Tax year 2024
Assessed value
$8,913,941
Assessed 2024
Previous assessed
$8,913,941
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$4,446,756
Assessed improvement
$4,467,185
Applied tax rate
13.0000
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1962
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Buildings
3
Stories
1
Total area
23,859 SF
Lot
2 ac (87,147 SF)
APN
8230-028-055
UPID
US09-6843217
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$7.3M
RETAIL STORES
Est. value
$7.0M
OFFICE BUILDING
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
1962
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Lot
2 ac
Current owner
From public records · entity-resolved
Seley Ents LLC
Entity
Mailing address
1515 HOPE ST, SOUTH PASADENA, CA 91030-2610
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 28, 2021
—
Seley Enterprises LLC
—
Deed
related
$1,285,379 · Citizens Business Bank
Sep 27, 2021
—
Seley Enterprises LLC
—
Deed
related
$2,000,000 · Citizens Business Bank
Dec 4, 2017
—
Seley Enterprises LLC
—
Deed
related
$2,000,000 · Citizens Business Bank
Nov 15, 2013
—
Seley Ents LLC
Seley Ents
Quit Claim Deed
$1,500,000 · Citizens Business Bank
Sep 27, 2004
—
Ents Seley
Lnr Whittwood Town Center LLC
Grant Deed
$1,026,800 · Citizens Business Bank
Sep 27, 2004
$5,600,000
Seley Ents
Lnr Whittwood Town Center LLC
Trustees Deed
$1,026,800 · Citizens Business Bank
Jan 1, 1972
—
Whittwood Center INC
—
Grant Deed
related
—
—
—
Ents Seley
—
Deed Of Trust
related
$500,000 · Citizens Business Bank
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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