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Property profile & analytics
OFF-MARKET
Estimated value
$3,050,000
Apartment buildings
10203 Ruoff Ave Whittier, CA 90604-1213
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6194528
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1959
Construction
WOOD
Total area
10,434 SF
Lot
0.38 ac (16,465 SF)
Zoning code
LCR3*
APN
8152-007-050
UPID
US09-6194528
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.05M
CAP Approach
CAP
$2.59M
Comparable Approach
Comparable
$2.07M
Blend (final)
Blend
$3.05M
Owner & transaction history
Alvaro Garcia · 1 yrs held
Alvaro Garcia
since 2024
Last sale
$3.1M
7 recorded transactions
Zoning & alternative use
LCR3* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.7M
+83.8%
Auto repair, garage
$4.1M
+57.8%
Neighborhood: shopping center
$3.8M
+46.5%
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
$3,050,000
ML approach
$3,050,000
CAP Approach
CAP Return
Estimation
6%
$2,800,000
6.5%
$2,585,000
7%
$2,400,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,580,000
Current use
MEDICAL BUILDING
$4,745,000
Change: +84% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,075,000
Change: +58% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,780,000
Change: +47% · Conversion: Difficult
OFFICE BUILDING
$3,210,000
Change: +24% · Conversion: Moderate
RETAIL STORES
$3,055,000
Change: +18% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,925,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$3.05M
Range $2.75M – $3.36M · ±10% · vs last sale $3.05M (Aug 30 2024)
Last sale anchor
$3.05M
Aug 30 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
$292 / 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
$20,994
Tax year 2024
Assessed value
$1,484,020
Assessed 2024
Previous assessed
$1,484,020
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$420,294
Assessed improvement
$1,063,726
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1959
Construction
WOOD
Heating
NONE
Cooling
YES
Units
12
Bathrooms
12
Total area
10,434 SF
Lot
0.38 ac (16,465 SF)
Zoning code
LCR3*
APN
8152-007-050
UPID
US09-6194528
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCR3* · Whittier, CA
Zoning LCR3* · permitted uses
LCR3* · Whittier, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Whittier. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.6M
MEDICAL BUILDING
Est. value
$4.7M
AUTO REPAIR, GARAGE
Est. value
$4.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.8M
OFFICE BUILDING
Est. value
$3.2M
RETAIL STORES
Est. value
$3.1M
WAREHOUSE, STORAGE
Est. value
$2.9M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
RETAIL STORES
WAREHOUSE, STORAGE
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
1959
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
12
Bathrooms
12
Lot
0.38 ac
Current owner
From public records · entity-resolved
Alvaro Garcia
Individual
Mailing address
1914 COUNTRY CLB DR, GLENDORA, CA 91741-4675
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 30, 2024
$3,050,000
Alvaro Garcia
Mahlon Albert Woirhaye JR
Grant Deed
$1,685,000 · Jpmorgan Chase Bank NA
Aug 30, 2024
—
Mahlon Albert Woirhaye JR
Gwendolyn V Woirhaye JR
Affidavit Death Of Trustee/successor Trustee
related
—
Jun 13, 2012
—
Mahlon Albert Woirhaye JR
Mahlon Albert Woirhaye JR
Intrafamily Transfer
related
$1,050,000 · Onewest Bank Fsb
Jan 29, 2003
$1,045,000
Woihaye,tr
Iniquez,joseph & Gladys
Grant Deed
$800,000 · Abn Amro Mortgage Group INC
May 29, 1992
$266,500
Joseph Iniguez
Rego,silvio
Grant Deed
—
Jan 2, 1990
—
Fred S Taylor
Taylo
Quit Claim Deed
related
—
Jan 2, 1990
$318,500
Pac Finl Exchang
Tayl
Trustees Deed
related
—
Jan 31, 1989
—
Larry K Chase
Wagni
Quit Claim Deed
related
$102,712 · Bradley C M&b J
Jan 31, 1989
$253,000
Taylor Fred S
Pac
Trustees Deed
—
—
—
Jose Iniguez
—
Deed Of Trust
related
$215,000 · Td Service Co
—
—
Joseph Iniguez
—
Deed Of Trust
related
$562,500 · Washington Mutual Fsb
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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