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Property profile & analytics
OFF-MARKET
Estimated value
$20,025,000
Assisted living facilities
13617 Whittier Blvd Whittier, CA 90605-1903
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-6228976
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2015
Construction
WOOD
Total area
67,692 SF
Lot
2.34 ac (101,867 SF)
Zoning code
WHC2*
APN
8142-028-038
UPID
US09-6228976
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
-
Zoom Electricians Electrical Service General Contractor
-
Oakmont of Whittier Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$20.03M
Owner & transaction history
Hsre Oakmont Whittier LLC · 5 yrs held
Hsre Oakmont Whittier LLC
since 2021
Last sale
$21.6M
7 recorded transactions
Zoning & alternative use
WHC2* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$30.8M
+64.6%
Auto repair, garage
$26.4M
+41.4%
Neighborhood: shopping center
$24.5M
+31.2%
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
$19,215,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$18,690,000
Current use
MEDICAL BUILDING
$30,770,000
Change: +65% · Conversion: Difficult
AUTO REPAIR, GARAGE
$26,425,000
Change: +41% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$24,525,000
Change: +31% · Conversion: Difficult
OFFICE BUILDING
$20,810,000
Change: +11% · Conversion: Difficult
RETAIL STORES
$19,820,000
Change: +6% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$19,055,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$20.03M
Range $18.02M – $22.03M · ±10% · vs last sale $21.57M (May 4 2021)
Last sale anchor
$21.57M
May 4 2021
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
$296 / 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
$364,822
Tax year 2024
Assessed value
$31,199,515
Assessed 2024
Previous assessed
$31,199,515
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$6,897,852
Assessed improvement
$24,301,663
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2015
Construction
WOOD
Heating
NONE
Stories
1
Units
70
Bathrooms
70
Total area
67,692 SF
Lot
2.34 ac (101,867 SF)
Zoning code
WHC2*
APN
8142-028-038
UPID
US09-6228976
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$18.7M
MEDICAL BUILDING
Est. value
$30.8M
AUTO REPAIR, GARAGE
Est. value
$26.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$24.5M
OFFICE BUILDING
Est. value
$20.8M
RETAIL STORES
Est. value
$19.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$19.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
2015
Construction
WOOD
Heating
NONE
Stories
1
Units
70
Bathrooms
70
Lot
2.34 ac
Current owner
From public records · entity-resolved
Hsre Oakmont Whittier LLC
Entity
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
Ownership since
2021
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
May 4, 2021
$21,565,500
Hsre Oakmont Whittier LLC
Oakmont Of Whittier LLC
Grant Deed
$250,355,000 · Prudential Insurance Of America
Apr 24, 2014
$2,500,000
Oakmont Of Whittier LLC
Oakmont Senior Living LLC
Grant Deed
—
Jan 10, 2014
$2,500,000
Oakmont Senior Living LLC
Hwg Properties LLC
Grant Deed
—
Feb 2, 2012
—
Harris,david C
Harris,clinton O
Affidavit Of Death
related
—
Jan 11, 2010
—
Hwg Properties LLC
Harris David C Trust
Grant Deed
—
May 30, 2008
—
Harris,david C Trust
Harris Family Trust
Quit Claim Deed
related
—
—
—
Oakmont Of Whittier LLC
—
Loan Modification
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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