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Property profile & analytics
OFF-MARKET
Estimated value
$4,640,000
Retail space
13525 Telegraph Rd Whittier, CA 90605-3460
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6194513
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1987
Construction
TILT-UP CONCRETE
Total area
26,144 SF
Lot
1.57 ac (68,321 SF)
Zoning code
LCM1*
APN
8157-024-015
UPID
US09-6194513
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
-
Pizza Hut Take-out & Catering
-
ATM Machine at Beach CardPayments Atm
-
Los Angeles County Sheriff Sheriff'S Department
-
A&M Tax Team Accounting Firm Tax Preparation
-
Astron Mortgage & Realty Loan Service Bank
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.57M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.60M
Blend (final)
Blend
$4.64M
Owner & transaction history
Abh1 LLC
Abh1 LLC
since 2025
Last sale
$4.8M
7 recorded transactions
Zoning & alternative use
LCM1* · 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
$4,425,000
ML approach
$4,570,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$7,655,000
Current use
APARTMENT HOUSE (5+ UNITS)
$7,360,000
Change: -4% · Conversion: Difficult
WAREHOUSE, STORAGE
$7,325,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$4.64M
Range $4.18M – $5.10M · ±10% · vs last sale $4.80M (Oct 4 2022)
Last sale anchor
$4.80M
Oct 4 2022
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
$177 / 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
$95,439
Tax year 2024
Assessed value
$7,038,000
Assessed 2024
Previous assessed
$7,038,000
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$4,998,000
Assessed improvement
$2,040,000
Applied tax rate
15.0000
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
1987
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
26,144 SF
Lot
1.57 ac (68,321 SF)
Zoning code
LCM1*
APN
8157-024-015
UPID
US09-6194513
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCM1* · Whittier, CA
Zoning LCM1* · permitted uses
LCM1* · 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
RETAIL STORES Current
Est. value
$7.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.4M
WAREHOUSE, STORAGE
Est. value
$7.3M
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
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
1987
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.57 ac
Current owner
From public records · entity-resolved
Abh1 LLC
Entity
Mailing address
424 S BENTLEY AVE, LOS ANGELES, CA 90049-3513
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 19, 2025
—
Abh1 LLC
Abh1 LLC
Deed
related
$4,500,000 · Premier America Cu
Mar 2, 2023
—
Abh1 LLC
—
Deed
related
$2,300,000 · Clearpath FCU
Oct 4, 2022
$4,800,000
Abh1 LLC
Descansando Partners LP
Grant Deed
—
Apr 12, 2013
—
Descansando Partners LP
—
Deed Of Trust
related
$5,041,000 · Wells Fargo Bank
Oct 28, 2008
—
Southern Ca Pizza Co LLC
—
Deed Of Trust
related
$29,300,000 · Newstar Financial INC
May 11, 2005
—
Casi Descansando LLC
Kaplan Betsy Trust
Grant Deed
—
May 11, 2005
$877,500
Kaplan Betsy Trust
Kaplan,betsy E
Grant Deed
related
—
Sep 15, 1994
—
Lawrence J Kaplan
Kaplan,b E
Quit Claim Deed
related
—
Apr 14, 1993
—
Casc Corp
Manufacturers Ba
Quit Claim Deed
related
—
May 7, 1992
$1,230,371
Mitsui Manufactures Bank
Lee,jae W
Trustees Deed
related
—
—
—
Descansando Partners LP
—
Deed Of Trust
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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