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Property profile & analytics
OFF-MARKET
Estimated value
$1,665,000
Retail space
13739 Leffingwell Rd Whittier, CA 90605-4200
Trust Owned
17-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8569975
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1987
Construction
TILT-UP CONCRETE
Total area
8,640 SF
Lot
0.51 ac (22,230 SF)
Zoning code
LCC2*
APN
8028-011-039
UPID
US09-8569975
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
-
Tortas Ahogadas Scorpion Restaurant
-
SPICY BITE THAI KITCHEN Restaurant
-
Leffingwell Plaza Shopping Center & Mall
-
Happy Water Big Box & Wholesale Store
-
Grand Donuts Bakery Discount Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.67M
Owner & transaction history
Lim M J Family Trust · 17 yrs held
Lim M J Family Trust
since 2008
7 recorded transactions
Zoning & alternative use
LCC2* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Code of Ordinances
Top alternative use upside
Office building
$2.7M
+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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$2,530,000
Current use
OFFICE BUILDING
$2,655,000
Change: +5% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,430,000
Change: -4% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,420,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$1.67M
Range $1.50M – $1.83M · ±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
$193 / 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
$21,296
Tax year 2024
Assessed value
$1,414,673
Assessed 2024
Previous assessed
$1,414,673
+0.0% YoY
Effective rate
1.51%
On assessed value
Assessed land
$530,497
Assessed improvement
$884,176
Applied tax rate
10.0000
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
Cooling
YES
Stories
1
Units
7
Bathrooms
7
Total area
8,640 SF
Lot
0.51 ac (22,230 SF)
Zoning code
LCC2*
APN
8028-011-039
UPID
US09-8569975
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC2* · Whittier, CAZoning LCC2* · permitted uses
LCC2* · 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
$2.5M
OFFICE BUILDING
Est. value
$2.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.4M
WAREHOUSE, STORAGE
Est. value
$2.4M
RETAIL STORES Current
OFFICE BUILDING
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
Cooling
Yes
Stories
1
Units
7
Bathrooms
7
Lot
0.51 ac
Current owner
From public records · entity-resolved
Lim M J Family Trust
Trust
Mailing address
5370 PUNTA ALTA UNIT 1D, LAGUNA WOODS, CA 92637-2573
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 4, 2022
—
Myong W Lim
—
Deed
related
$1,000,000 · Us Metro Bank
Aug 18, 2008
—
Lim M J Family Trust
Lim,myong W & Esther J
Quit Claim Deed
related
—
Apr 9, 1991
$161,500
Myong W Lim
Stauffer Trust
Grant Deed
—
—
—
Myong W Lim
—
Deed Of Trust
related
$400,000 · Mechanics National Bank
—
—
Lim,m J Family Trust
—
Deed Of Trust
related
$925,000 · Bbcn Bk
—
—
Myong W Lim
—
Deed Of Trust
related
$626,500 · East West Bank
—
—
Myong W Lim
—
Deed Of Trust
related
$685,000 · Saehan Bank
—
—
Myong W Lim
—
Deed Of Trust
related
$70,000 · Saehan Bank
—
—
Lim M J Family Trust
—
Deed Of Trust
related
$992,000 · American Continental Bank
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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