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Property profile & analytics
OFF-MARKET
Estimated value
$15,295,000
Community centers
11830 Whittier Blvd Whittier, CA 90601-3940
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0516879
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2022
Construction
TILT-UP CONCRETE
Total area
37,887 SF
Lot
3.72 ac (161,939 SF)
APN
8170-039-034
UPID
US10-0516879
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
-
EōS Fitness Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$13.82M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$15.30M
Owner & transaction history
Huoyen International INC · 3 yrs held
Huoyen International INC
since 2022
Last sale
$16.1M
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$18.7M
+36.2%
Medical building
$17.2M
+25.5%
Auto repair, garage
$14.8M
+7.7%
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
$15,135,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$14,970,000
6.5%
$13,815,000
7%
$12,830,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$13,725,000
Current use
RESTAURANT
$18,690,000
Change: +36% · Conversion: Difficult
MEDICAL BUILDING
$17,225,000
Change: +25% · Conversion: Difficult
AUTO REPAIR, GARAGE
$14,790,000
Change: +8% · Conversion: Difficult
OFFICE BUILDING
$11,650,000
Change: -15% · Conversion: Moderate
RETAIL STORES
$11,095,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$15.30M
Range $13.77M – $16.82M · ±10% · vs last sale $16.11M (Jul 27 2022)
Last sale anchor
$16.11M
Jul 27 2022
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
$404 / 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
$86,801
Tax year 2024
Assessed value
$5,618,911
Assessed 2024
Previous assessed
$5,618,911
+0.0% YoY
Effective rate
1.54%
On assessed value
Assessed land
$5,618,911
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
2022
Construction
TILT-UP CONCRETE
Total area
37,887 SF
Lot
3.72 ac (161,939 SF)
APN
8170-039-034
UPID
US10-0516879
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$13.7M
RESTAURANT
Est. value
$18.7M
MEDICAL BUILDING
Est. value
$17.2M
AUTO REPAIR, GARAGE
Est. value
$14.8M
OFFICE BUILDING
Est. value
$11.7M
RETAIL STORES
Est. value
$11.1M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
2022
Construction
TILT-UP CONCRETE
Lot
3.72 ac
Current owner
From public records · entity-resolved
Huoyen International INC
Entity
Free & Clear · 3 yrs held
Mailing address
700 E BIRCH ST, BREA, CA 92822-2000
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 27, 2022
$16,112,000
Huoyen International INC
Whittier & Sorensen Fitness Parcel
Grant Deed
—
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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