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Property profile & analytics
OFF-MARKET
Estimated value
$3,010,000
Investment properties
10530 Whittier Blvd Whittier, CA 90606-1300
Trust Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8438012
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1990
Construction
WOOD
Total area
13,242 SF
Lot
0.87 ac (37,801 SF)
Zoning code
LCR2*
APN
8174-017-035
UPID
US09-8438012
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
-
Bitcoin ATM Whittier - Coinhub Atm Currency Exchange Service
-
THE BLVD SMOKE SHOP (Bike/Boat/Book/etc) Store
-
Gateway plaza Shopping Center & Mall
-
Kiddie Zone Family Recreation Center
-
tiny bubbles laundromat (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.12M
CAP Approach
CAP
$4.13M
Comparable Approach
Comparable
$4.08M
Blend (final)
Blend
$3.01M
Owner & transaction history
Vazquez,r M 2007 Living Trust · 5 yrs held
Vazquez,r M 2007 Living Trust
since 2020
Last sale
$3.0M
7 recorded transactions
Zoning & alternative use
LCR2* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$4.8M
+66.4%
Office building
$4.1M
+41.2%
Retail stores
$3.9M
+34.5%
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
$3,020,000
ML approach
$3,115,000
CAP Approach
CAP Return
Estimation
6%
$4,470,000
6.5%
$4,125,000
7%
$3,830,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,885,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$4,800,000
Change: +66% · Conversion: Difficult
OFFICE BUILDING
$4,070,000
Change: +41% · Conversion: Easy
RETAIL STORES
$3,880,000
Change: +34% · Conversion: Easy
WAREHOUSE, STORAGE
$3,710,000
Change: +29% · Conversion: Difficult
Blend value · Realmo final
$3.01M
Range $2.71M – $3.31M · ±10% · vs last sale $2.95M (Aug 31 2020)
Last sale anchor
$2.95M
Aug 31 2020
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
$227 / 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
$46,836
Tax year 2024
Assessed value
$3,130,563
Assessed 2024
Previous assessed
$3,130,563
+0.0% YoY
Effective rate
1.50%
On assessed value
Assessed land
$1,591,812
Assessed improvement
$1,538,751
Applied tax rate
6.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1990
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
13,242 SF
Lot
0.87 ac (37,801 SF)
Zoning code
LCR2*
APN
8174-017-035
UPID
US09-8438012
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCR2* · Whittier, CA
Zoning LCR2* · permitted uses
LCR2* · 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
COMMERCIAL (GENERAL) Current
Est. value
$2.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.8M
OFFICE BUILDING
Est. value
$4.1M
RETAIL STORES
Est. value
$3.9M
WAREHOUSE, STORAGE
Est. value
$3.7M
COMMERCIAL (GENERAL) Current
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
1990
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.87 ac
Current owner
From public records · entity-resolved
Vazquez,r M 2007 Living Trust
Trust
Mailing address
9131 FLORENCE AVE, DOWNEY, CA 90240-3453
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 18, 2021
—
Diamond Infra LLC
—
Deed
related
$665,000,000 · Deutsche Bank Trust Co Americas
Aug 31, 2020
$2,950,000
Vazquez,r M 2007 Living Trust
Whittier Gateway Plaza LLC
Grant Deed
—
Nov 22, 2019
—
Whittier Gateway Plaza LLC
—
Deed
related
$2,197,000 · East West Bank
Mar 23, 2016
$3,088,000
Whittier Gateway Plaza LLC
Ching San Tsai
Grant Deed
$2,160,000 · Ctbc Bank Corp USA
Feb 28, 2008
—
Ching S Tsai
San Star LLC
Grant Deed
—
Feb 26, 2008
—
Ching S Tsai
San Star LLC
Grant Deed
—
Jun 20, 2007
—
San Star LLC
Tsai,ching S & Chin T
Grant Deed
—
Nov 20, 2006
$2,388,000
Ching S Tsai
At Corp
Grant Deed
—
Apr 20, 1988
$750,000
A T Corp
Unknown
Grant Deed
—
—
—
Ching S Tsai
—
Deed Of Trust
related
$600,000 · Bank Of East Asia
—
—
Ching S Tsai
—
Deed Of Trust
related
$1,000,000 · Bank Of East Asia
—
—
At
—
Deed Of Trust
related
$900,000 · Sumitomo Bank
—
—
Ching S Tsai
—
Deed Of Trust
related
$920,000 · Bank Of East Asia
—
—
Ching S Tsal
—
Deed Of Trust
related
$1,000,000 · Bank Of East Asia
—
—
Ching S Tsai
—
Deed Of Trust
related
$1,000,000 · Bank Of East Asia
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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