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Property profile & analytics
OFF-MARKET
Estimated value
$635,000
Retail space
13421 Whittier Blvd Whittier, CA 90605-4430
Individually Owned
16-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8438007
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1946
Construction
WOOD
Total area
2,354 SF
Lot
0.11 ac (4,913 SF)
Zoning code
WHC2*
APN
8142-027-041
UPID
US09-8438007
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
-
Serenity Barber Lounge Barber Shop
-
Revival Barber Lounge Barber Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$800k
Comparable Approach
Comparable
$403k
Blend (final)
Blend
$635k
Owner & transaction history
Hrach Besnilian · 16 yrs held
Hrach Besnilian
since 2010
6 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
$920,000
+33.3%
Neighborhood: shopping center
$855,000
+23.7%
Office building
$725,000
+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%
$870,000
6.5%
$800,000
7%
$745,000
Alternative Use
Use
Estimation
RETAIL STORES
$690,000
Current use
AUTO REPAIR, GARAGE
$920,000
Change: +33% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$855,000
Change: +24% · Conversion: Moderate
OFFICE BUILDING
$725,000
Change: +5% · Conversion: Easy
WAREHOUSE, STORAGE
$660,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$635k
Range $572k – $699k · ±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
$270 / 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
$8,413
Tax year 2024
Assessed value
$616,613
Assessed 2024
Previous assessed
$616,613
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$435,422
Assessed improvement
$181,191
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1946
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
2,354 SF
Lot
0.11 ac (4,913 SF)
Zoning code
WHC2*
APN
8142-027-041
UPID
US09-8438007
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
$690,000
AUTO REPAIR, GARAGE
Est. value
$920,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$855,000
OFFICE BUILDING
Est. value
$725,000
WAREHOUSE, STORAGE
Est. value
$660,000
RETAIL STORES Current
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
1946
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.11 ac
Current owner
From public records · entity-resolved
Hrach Besnilian
Individual
Mailing address
5851 FRIENDS AVE, WHITTIER, CA 90601-3723
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 30, 2010
—
Hrach Besnilian
Besnilian,hrach & Violette
Quit Claim Deed
related
—
Aug 8, 2005
$435,000
Hrach Besnilian
Maldonado,donald
Grant Deed
—
Jun 16, 2003
$260,000
Donald Maldonado
Casas Carrillo Partnership
Grant Deed
$240,000 · Casas Carrillo Partnership
Oct 4, 1995
—
Carrillo Casas
Carrillo,a
Quit Claim Deed
related
—
Jan 26, 1994
—
Alberto Et Al Carrillo
—
Deed Of Trust
related
—
—
—
Donald Maldonado
—
Deed Of Trust
related
$20,000 · Frank Ochoa
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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