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Property profile & analytics
OFF-MARKET
Estimated value
$26,890,000
Super regional malls
13502 Whittier Blvd Whittier, CA 90605-1945
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-8488009
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1990
Construction
TILT-UP CONCRETE
Total area
89,514 SF
Lot
21.28 ac (926,893 SF)
Zoning code
WHC2*
APN
8164-001-083
UPID
US09-8488009
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
-
Brittany's Basket (Bike/Boat/Book/etc) Store
-
SoCal Convention Services,Inc. Business Service Center Conference Center
-
Sunset West Investigations Law Firm Security Service
-
Jata Properties Real Estate Agency
-
It's Boba Time - Whittier Cafe & Coffee Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$32.65M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$26.89M
Owner & transaction history
Areg Brixton Qaw Tic Owner LLC
Areg Brixton Qaw Tic Owner LLC
since 2026
7 recorded transactions
Zoning & alternative use
WHC2* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$44.2M
+36.2%
Medical building
$40.7M
+25.5%
Auto repair, garage
$34.9M
+7.7%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$35,365,000
6.5%
$32,645,000
7%
$30,315,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$32,435,000
Current use
RESTAURANT
$44,160,000
Change: +36% · Conversion: Difficult
MEDICAL BUILDING
$40,690,000
Change: +25% · Conversion: Difficult
AUTO REPAIR, GARAGE
$34,940,000
Change: +8% · Conversion: Difficult
OFFICE BUILDING
$27,520,000
Change: -15% · Conversion: Moderate
RETAIL STORES
$26,210,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$26.89M
Range $24.20M – $29.58M · ±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
$300 / 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
$630,643
Tax year 2024
Assessed value
$49,270,809
Assessed 2024
Previous assessed
$49,270,809
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$22,986,921
Assessed improvement
$26,283,888
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1990
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Buildings
5
Stories
1
Units
18
Total area
89,514 SF
Lot
21.28 ac (926,893 SF)
Zoning code
WHC2*
APN
8164-001-083
UPID
US09-8488009
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$32.4M
RESTAURANT
Est. value
$44.2M
MEDICAL BUILDING
Est. value
$40.7M
AUTO REPAIR, GARAGE
Est. value
$34.9M
OFFICE BUILDING
Est. value
$27.5M
RETAIL STORES
Est. value
$26.2M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
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
1990
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
5
Units
18
Lot
21.28 ac
Current owner
From public records · entity-resolved
Areg Brixton Qaw Tic Owner LLC
Entity
Mailing address
5973 AVENIDA ENCINAS STE #300, CARLSBAD, CA 92008-4479
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
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
Jan 27, 2026
$1,000,000
Areg Brixton Qaw Tic Owner LLC
Quad At Whittier LLC
Grant Deed
$65,000,000 · Wells Fargo Bank NA
May 22, 2025
—
The Quad At Whittier LLC
The Quad At Whittier LLC
Deed
related
—
Oct 11, 2016
—
The Quad At Whittier LLC
Trc Mm LLC
Quit Claim Deed
related
$70,100,000 · Goldman Sachs Mortgage Co
Aug 14, 2001
—
Gms Five LLC
—
Deed Of Trust
related
$9,600,000 · Massachusetts Mutual Life Ins
Dec 27, 1996
—
Gms Realty LLC
—
Deed Of Trust
related
—
—
—
Trc Mm LLC
—
Loan Modification
related
$200,000,000 · Miscellaneous Ins Co
—
—
Trc Mm LLC
—
Loan Modification
related
$200,000,000 · Miscellaneous Ins Co
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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