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Property profile & analytics
OFF-MARKET
Estimated value
$665,000
Investment properties
13317 Wardman St Whittier, CA 90602-1414
Individually Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9254010
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1941
Total area
4,067 SF
Lot
0.15 ac (6,693 SF)
Zoning code
WHC0UD*
APN
8139-019-033
UPID
US09-9254010
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
-
Diversion Intervention Center Social Service Agency Medical Clinic
-
1st Day Lending & Real Estate Loan Service Bank
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$690k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$493k
Blend (final)
Blend
$665k
Owner & transaction history
Julie Luevano · 6 yrs held
Julie Luevano
since 2020
Last sale
$660,000
7 recorded transactions
Zoning & alternative use
WHC0UD* · 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
$655,000
ML approach
$690,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$885,000
Current use
Blend value · Realmo final
$665k
Range $599k – $732k · ±10% · vs last sale $660k (Jul 13 2020)
Last sale anchor
$660k
Jul 13 2020
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
$164 / 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
$5,816
Tax year 2024
Assessed value
$318,198
Assessed 2024
Previous assessed
$318,198
+0.0% YoY
Effective rate
1.83%
On assessed value
Assessed land
$148,949
Assessed improvement
$169,249
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1941
Heating
NONE
Buildings
2
Stories
1
Total area
4,067 SF
Lot
0.15 ac (6,693 SF)
Zoning code
WHC0UD*
APN
8139-019-033
UPID
US09-9254010
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WHC0UD* · Whittier, CA
Zoning WHC0UD* · permitted uses
WHC0UD* · 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
$885,000
COMMERCIAL (GENERAL) Current
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
1941
Heating
NONE
Stories
1
Buildings
2
Lot
0.15 ac
Current owner
From public records · entity-resolved
Julie Luevano
Individual
Free & Clear · 6 yrs held
Mailing address
8961 S SUMMER CRST DR, SANDY, UT 84093-7035
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Jul 13, 2020
$660,000
Julie Luevano
Mitchell B Arrington
Grant Deed
—
Jun 29, 2020
—
Julie Luevano
Arrington Cst LLC
Correction Deed
related
—
Mar 26, 2019
$660,000
Julie Luevano
Arrington Cst LLC
Grant Deed
—
Mar 26, 2019
—
Julie Luevano
Arrington Cst LLC
Quit Claim Deed
—
Jun 2, 2014
—
Arrington Cst LLC
Arrington,bradley
Quit Claim Deed
related
—
May 23, 2014
—
Arrington Cst LLC
Evans-luevano,julie
Quit Claim Deed
—
May 20, 2014
—
Wendy Arrington
Arrington Chalets
Quit Claim Deed
related
—
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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