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Property profile & analytics
OFF-MARKET
Estimated value
$600,000
Office buildings
13412 Russell St, Whittier, CA 90602-3142
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6876154
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1938
Construction
WOOD
Total area
1,229 SF
Lot
0.15 ac (6,464 SF)
Zoning code
WHC0*
APN
8142-021-024
UPID
US09-6876154
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
-
Designing Smiles by Laser Dental Office
-
Ruben Armienta Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$600k
CAP Approach
CAP
$440k
Comparable Approach
Comparable
$531k
Blend (final)
Blend
$600k
Owner & transaction history
Greenleaf Property Services LLC · 1 yrs held
Greenleaf Property Services LLC
since 2024
Last sale
$599,000
5 recorded transactions
Zoning & alternative use
WHC0* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$560,000
+47.9%
Auto repair, garage
$480,000
+27.0%
Neighborhood: shopping center
$445,000
+17.9%
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
$600,000
ML approach
$600,000
CAP Approach
CAP Return
Estimation
6%
$480,000
6.5%
$440,000
7%
$410,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$380,000
Current use
MEDICAL BUILDING
$560,000
Change: +48% · Conversion: Easy
AUTO REPAIR, GARAGE
$480,000
Change: +27% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$445,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$600k
Range $540k – $660k · ±10% · vs last sale $599k (Nov 21 2024)
Last sale anchor
$599k
Nov 21 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
$488 / 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
$5,233
Tax year 2024
Assessed value
$376,261
Assessed 2024
Previous assessed
$376,261
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$234,280
Assessed improvement
$141,981
Applied tax rate
9.0000
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1938
Construction
WOOD
Heating
NONE
Cooling
OTHER
Stories
1
Units
1
Rooms
7
Bathrooms
1
Total area
1,229 SF
Lot
0.15 ac (6,464 SF)
Zoning code
WHC0*
APN
8142-021-024
UPID
US09-6876154
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WHC0* · Whittier, CA
Zoning WHC0* · permitted uses
WHC0* · 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
OFFICE BUILDING Current
Est. value
$380,000
MEDICAL BUILDING
Est. value
$560,000
AUTO REPAIR, GARAGE
Est. value
$480,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$445,000
OFFICE BUILDING Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1938
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Rooms
7
Bathrooms
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Greenleaf Property Services LLC
Entity
Mailing address
8318 LA SIERRA AVE, WHITTIER, CA 90605-1220
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 21, 2024
$599,000
Greenleaf Property Services LLC
Rda LLC
Grant Deed
$786,600 · Us Bank NA
Sep 3, 2020
—
Rda LLC
Ruben Armienta
Quit Claim Deed
related
—
Jun 3, 2003
$265,000
Armienta,tr
Mariot,richard F & Yvonne
Grant Deed
$212,000 · Banco Popular North America
Sep 17, 1993
$195,000
Richard F Mariot
Frank & Frances
Grant Deed
$94,875 · Seller
—
—
Richard F Mariot
—
Deed Of Trust
related
$90,000 · Ackermann Trust
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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