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Property profile & analytics
OFF-MARKET
Estimated value
$650,000
Retail space
13022 Whittier Blvd Whittier, CA 90602-3045
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8258032
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1955
Construction
WOOD
Total area
1,750 SF
Lot
0.06 ac (2,508 SF)
Zoning code
WHC2*
APN
8165-024-005
UPID
US09-8258032
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
-
Good Fellas Pizza Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$650k
CAP Approach
CAP
$595k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$650k
Owner & transaction history
Lj Happy Family LLC · 1 yrs held
Lj Happy Family LLC
since 2024
Last sale
$650,000
7 recorded transactions
Zoning & alternative use
WHC2* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$795,000
+55.2%
Auto repair, garage
$685,000
+33.3%
Neighborhood: shopping center
$635,000
+23.7%
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
$650,000
ML approach
$650,000
CAP Approach
CAP Return
Estimation
6%
$645,000
6.5%
$595,000
7%
$555,000
Alternative Use
Use
Estimation
RETAIL STORES
$510,000
Current use
MEDICAL BUILDING
$795,000
Change: +55% · Conversion: Difficult
AUTO REPAIR, GARAGE
$685,000
Change: +33% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$635,000
Change: +24% · Conversion: Moderate
OFFICE BUILDING
$540,000
Change: +5% · Conversion: Easy
WAREHOUSE, STORAGE
$490,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$650k
Range $585k – $715k · ±10% · vs last sale $650k (Aug 30 2024)
Last sale anchor
$650k
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
$371 / 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
$2,800
Tax year 2024
Assessed value
$199,928
Assessed 2024
Previous assessed
$199,928
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$124,960
Assessed improvement
$74,968
Applied tax rate
3.0000
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
1955
Construction
WOOD
Heating
NONE
Stories
1
Total area
1,750 SF
Lot
0.06 ac (2,508 SF)
Zoning code
WHC2*
APN
8165-024-005
UPID
US09-8258032
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WHC2* · Whittier, CA
Zoning WHC2* · permitted uses
WHC2* · 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
$510,000
MEDICAL BUILDING
Est. value
$795,000
AUTO REPAIR, GARAGE
Est. value
$685,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$635,000
OFFICE BUILDING
Est. value
$540,000
WAREHOUSE, STORAGE
Est. value
$490,000
RETAIL STORES Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1955
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.06 ac
Current owner
From public records · entity-resolved
Lj Happy Family LLC
Entity
Free & Clear · 1 yrs held
Mailing address
3105 DEL MAR AVE STE #105, ROSEMEAD, CA 91770-2366
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 30, 2024
$650,000
Lj Happy Family LLC
Alex Meruelo
Grant Deed
—
Aug 20, 1996
—
Meruelo,alex Trustee
Meruelo,a
Quit Claim Deed
related
—
May 27, 1994
$120,000
Alex Meruelo
Hawley,mary E
Grant Deed
$95,000 · Seller
Jul 21, 1989
—
Griffin Bld
Griff
Quit Claim Deed
related
—
May 18, 1989
—
Hawley Mary E
Crouc
Grant Deed
related
—
—
—
Meruelo Trust
—
Deed Of Trust
related
$105,000 · First Security Thrift Co
—
—
Alex Meruelo
—
Deed Of Trust
related
$100,640 · Community Thrift & Loan
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.
Try Rey
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