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Property profile & analytics
OFF-MARKET
Estimated value
$1,125,000
Investment properties
10834 Whittier Blvd Whittier, CA 90606-1402
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US09-8233355
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1954
Construction
WOOD
Total area
5,440 SF
Lot
0.4 ac (17,520 SF)
Zoning code
WHC3*
APN
8174-041-030
UPID
US09-8233355
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
-
Sagine Philippeaux Health Care Facility
-
Holding Hands Pediatric Therapy & Adult Services Crisis Center Medical Clinic
-
KhayStudio Hair Salon Nail Salon
-
Carrie Hammond Marriage Or Relationship Counselor
-
Joanne’s Beauty Salon Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$745k
Blend (final)
Blend
$1.13M
Owner & transaction history
North Hills Capital Group · 9 yrs held
North Hills Capital Group
since 2016
7 recorded transactions
Zoning & alternative use
WHC3* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.7M
+41.2%
Retail stores
$1.6M
+34.5%
Warehouse, storage
$1.5M
+28.6%
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 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
COMMERCIAL (GENERAL)
$1,185,000
Current use
OFFICE BUILDING
$1,675,000
Change: +41% · Conversion: Easy
RETAIL STORES
$1,595,000
Change: +34% · Conversion: Easy
WAREHOUSE, STORAGE
$1,525,000
Change: +29% · Conversion: Difficult
Blend value · Realmo final
$1.13M
Range $1.01M – $1.24M · ±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
$207 / 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
$19,860
Tax year 2024
Assessed value
$1,437,079
Assessed 2024
Previous assessed
$1,437,079
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$745,276
Assessed improvement
$691,803
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1954
Construction
WOOD
Heating
NONE
Stories
1
Total area
5,440 SF
Lot
0.4 ac (17,520 SF)
Zoning code
WHC3*
APN
8174-041-030
UPID
US09-8233355
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WHC3* · Whittier, CA
Zoning WHC3* · permitted uses
WHC3* · 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
$1.2M
OFFICE BUILDING
Est. value
$1.7M
RETAIL STORES
Est. value
$1.6M
WAREHOUSE, STORAGE
Est. value
$1.5M
COMMERCIAL (GENERAL) Current
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
1954
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.4 ac
Current owner
From public records · entity-resolved
North Hills Capital Group
Entity
Mailing address
10834 WHITTIER BLVD, WHITTIER, CA 90606-1402
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 22, 2022
—
North Hills Capital Group
—
Deed
related
$250,000 · East West Bank
May 27, 2020
—
North Hills Capital Group
—
Deed
related
$1,420,000 · East West Bank
Sep 10, 2018
—
North Hills Capital Group
—
Deed
related
$545,000 · La Arrolladora Banda El Limon
Aug 16, 2016
$655,000
North Hills Capital Group
Vicencio,ramir
Grant Deed
$855,000 · Private Individual
Oct 2, 2013
$519,000
Ramir Vicencio
Sullivan 1994 Living Trust
Grant Deed
—
Feb 14, 1995
—
Michael J Sulllivan
Sullivan,m J & E
Quit Claim Deed
related
—
—
—
North Hills Capital Group
—
Deed Of Trust
related
$545,000 · La Arrolladora Banda El Limon
—
—
Sullivan Trust
—
Deed Of Trust
related
$600,000 · Alliance Bank
—
—
Michael J Sullivan
—
Deed Of Trust
related
$240,000 · Pacific Thrift & Loan Co
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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