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Property profile & analytics
OFF-MARKET
Assisted living facilities
13749 Crewe St Whittier, CA 90605-4008
Trust Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-8103888
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1988
Construction
WOOD
Total area
16,669 SF
Lot
0.99 ac (43,192 SF)
Zoning code
LCA1*
APN
8031-006-069
UPID
US09-8103888
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
-
Villa Luren 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
by Request
Owner & transaction history
Brian Jay Buenviaje 2025 Trust
Brian Jay Buenviaje 2025 Trust
since 2026
7 recorded transactions
Zoning & alternative use
LCA1* · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$43,641
Tax year 2024
Assessed value
$3,093,148
Assessed 2024
Previous assessed
$3,093,148
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$1,022,629
Assessed improvement
$2,070,519
Applied tax rate
9.0000
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
1988
Construction
WOOD
Heating
NONE
Stories
1
Bathrooms
32
Total area
16,669 SF
Lot
0.99 ac (43,192 SF)
Zoning code
LCA1*
APN
8031-006-069
UPID
US09-8103888
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCA1* · Whittier, CA
Zoning LCA1* · permitted uses
LCA1* · 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.
Building & site characteristics
From public records
Year built
1988
Construction
WOOD
Heating
NONE
Stories
1
Bathrooms
32
Lot
0.99 ac
Current owner
From public records · entity-resolved
Brian Jay Buenviaje 2025 Trust
Trust
Mailing address
4525 EMERALD WAY, CULVER CITY, CA 90230-4218
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 2, 2026
—
Brian Jay Buenviaje 2025 Trust
Brian Jay Buenviaje
Deed
related
—
Aug 12, 2025
—
Brian Jay Buoriviaje
—
Deed
related
$1,377,000 · Arnpac Trl State Cdc INC
Aug 11, 2025
—
Brian Jay Buenviaje
—
Deed
related
$1,360,000 · Gbc International Bank
Aug 7, 2024
—
Brian Jay Buenviaje
Rosalinda Tagle Buenviaje
Intrafamily Transfer
related
$2,500,000 · Mor Investment Fund LLC
Sep 24, 2021
—
Rosalinda Tagle Buenviaje
Rosalinda Tagle Buenviaje
Intrafamily Transfer
related
—
Mar 6, 2009
—
Rosalinda Tagle Buenviaje
Villa Luren INC
Grant Deed
$1,225,000 · Gbc International Bank
—
—
Villa Luren INC
—
Deed Of Trust
related
$2,200,000 · Money Store Commercial Mtg
—
—
Lbj Healthcare Partners INC
—
Deed Of Trust
related
$285,000 · Flora R Yap
—
—
Villa Luren INC
—
Deed Of Trust
related
$1,569,608 · Century 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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