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Property profile & analytics
OFF-MARKET
Estimated value
$3,760,000
Grocery and convenience stores
13301 Whittier Blvd Whittier, CA 90602-3053
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9231175
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2010
Construction
TILT-UP CONCRETE
Total area
14,582 SF
Lot
0.49 ac (21,545 SF)
Zoning code
WHC2*
APN
8142-033-069
UPID
US09-9231175
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
-
Grocery Outlet Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.97M
Comparable Approach
Comparable
$2.42M
Blend (final)
Blend
$3.76M
Owner & transaction history
Nmc Tower LLC · 8 yrs held
Nmc Tower LLC
since 2017
4 recorded transactions
Zoning & alternative use
WHC2* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Code of Ordinances
Top alternative use upside
Auto repair, garage
$5.7M
+33.3%
Neighborhood: shopping center
$5.3M
+23.7%
Office building
$4.5M
+5.0%
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%
$5,375,000
6.5%
$4,965,000
7%
$4,610,000
Alternative Use
Use
Estimation
RETAIL STORES
$4,270,000
Current use
AUTO REPAIR, GARAGE
$5,690,000
Change: +33% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,285,000
Change: +24% · Conversion: Moderate
OFFICE BUILDING
$4,485,000
Change: +5% · Conversion: Easy
WAREHOUSE, STORAGE
$4,085,000
Change: -4% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$3,690,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$3.76M
Range $3.38M – $4.14M · ±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
$258 / 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
$71,799
Tax year 2024
Assessed value
$5,762,752
Assessed 2024
Previous assessed
$5,762,752
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$1,382,096
Assessed improvement
$4,380,656
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2010
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Stories
1
Total area
14,582 SF
Lot
0.49 ac (21,545 SF)
Zoning code
WHC2*
APN
8142-033-069
UPID
US09-9231175
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WHC2* · Whittier, CAZoning WHC2* · permitted uses
WHC2* · Whittier, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Code of Ordinances
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$4.3M
AUTO REPAIR, GARAGE
Est. value
$5.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.3M
OFFICE BUILDING
Est. value
$4.5M
WAREHOUSE, STORAGE
Est. value
$4.1M
INDUSTRIAL (GENERAL)
Est. value
$3.7M
RETAIL STORES Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
2010
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.49 ac
Current owner
From public records · entity-resolved
Nmc Tower LLC
Entity
Mailing address
5850 CANOGA AVE STE #650, WOODLAND HILLS, CA 91367-6573
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 21, 2017
—
Nmc Tower LLC
Nmc Whittier II LLC
Quit Claim Deed
$4,600,000 · Miscellaneous Ins Co
Jun 23, 2006
—
Nmc Tower LLC
Warmack Children-ca Ptshp
Grant Deed
$4,275,000 · Pnc Bank
Aug 27, 2004
—
Warmack Children-california
Martin,ruth W
Quit Claim Deed
related
—
—
—
Nmc Tower LLC
—
Deed Of Trust
related
$4,275,000 · Ml-cfc Com'l Mtg Trust 2006-3
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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