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Property profile & analytics
OFF-MARKET
Estimated value
$3,015,000
Retail space
11426 Washington Blvd Whittier, CA 90606-3122
Entity Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7131142
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2003
Construction
TILT-UP CONCRETE
Total area
16,544 SF
Lot
1.52 ac (66,066 SF)
Zoning code
SSC4*
APN
8169-012-051
UPID
US09-7131142
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
-
CVS Pharmacy y más Pharmacy
-
Citibank ATM Atm
-
CDReload Instant Bitcoin Crypto Atm
-
LibertyX Bitcoin ATM Atm
-
UPS Access Point location Courier Service Postal Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.02M
Owner & transaction history
Park & Associates LLC · 11 yrs held
Park & Associates LLC
since 2014
7 recorded transactions
Zoning & alternative use
SSC4* · Whittier, CA
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
RETAIL STORES
$4,845,000
Current use
WAREHOUSE, STORAGE
$4,635,000
Change: -4% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$4,190,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$3.02M
Range $2.71M – $3.32M · ±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
$182 / 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
$38,311
Tax year 2024
Assessed value
$3,014,688
Assessed 2024
Previous assessed
$3,014,688
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$1,425,628
Assessed improvement
$1,589,060
Applied tax rate
1.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2003
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
16,544 SF
Lot
1.52 ac (66,066 SF)
Zoning code
SSC4*
APN
8169-012-051
UPID
US09-7131142
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SSC4* · Whittier, CA
Zoning SSC4* · permitted uses
SSC4* · 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
RETAIL STORES Current
Est. value
$4.8M
WAREHOUSE, STORAGE
Est. value
$4.6M
INDUSTRIAL (GENERAL)
Est. value
$4.2M
RETAIL STORES Current
WAREHOUSE, STORAGE
INDUSTRIAL (GENERAL)
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
2003
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.52 ac
Current owner
From public records · entity-resolved
Park & Associates LLC
Entity
Mailing address
587 CALLE FLORENCIA, MORGAN HILL, CA 95037-3144
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 1, 2025
—
Park & Associates LLC
—
Deed
related
$5,400,000 · Fidelity Bank NA
Nov 1, 2024
—
Park & Associates LLC
—
Deed
related
$5,400,000 · Fidelity Bank NA
Oct 31, 2014
—
Park & Associates LLC
P&a Santa Fe Springs LLC
Quit Claim Deed
related
$5,400,000 · Fsgbank N A
May 27, 2008
$2,650,909
P & A Santa Fe Springs LLC
Fgs Santa Fe Spring LLC
Grant Deed
—
Jul 26, 2005
—
Fgs Santa Fe Springs LLC
Realty Bancorp Equities-sfs Ll
Grant Deed
—
Oct 26, 2004
—
Rbe-sfs II LLC
Realty Bancorp Equities-sfs Ll
Grant Deed
$3,500,000 · Mortgage Electronic Reg Sys
May 7, 2002
$1,250,000
Realty Bancorp Equities-sfs
Ciseneros,jose J
Grant Deed
related
—
Dec 20, 1996
$171,500
Jose J Cisneros
Mackenzie,kenneth
Grant Deed
related
—
—
—
Realty Bancorp Equities-sfs Ll
—
Deed Of Trust
related
$645,000 · City National Bank
—
—
Realty Bancorp Equities Sfs Ll
—
Deed Of Trust
related
$5,100,000 · Mortgage Electronic Reg Sys
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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