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Property profile & analytics
OFF-MARKET
Estimated value
$3,035,000
Community centers
13809 Whittier Blvd Whittier, CA 90605-1907
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6829238
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2017
Construction
WOOD
Total area
10,857 SF
Lot
1.7 ac (74,101 SF)
Zoning code
WHC2*
APN
8143-001-021
UPID
US09-6829238
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
-
AT&T Store Telecommunications Service
-
Jersey Mike's Subs Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.96M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.04M
Owner & transaction history
Whittier Crossing LLC · 8 yrs held
Whittier Crossing LLC
since 2018
7 recorded transactions
Zoning & alternative use
WHC2* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.9M
+25.5%
Auto repair, garage
$4.2M
+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%
$4,290,000
6.5%
$3,960,000
7%
$3,675,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$3,935,000
Current use
MEDICAL BUILDING
$4,935,000
Change: +25% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,240,000
Change: +8% · Conversion: Difficult
OFFICE BUILDING
$3,340,000
Change: -15% · Conversion: Moderate
RETAIL STORES
$3,180,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$3.04M
Range $2.73M – $3.34M · ±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
$280 / 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
$64,566
Tax year 2024
Assessed value
$5,087,367
Assessed 2024
Previous assessed
$5,087,367
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$2,163,285
Assessed improvement
$2,924,082
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
2017
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Total area
10,857 SF
Lot
1.7 ac (74,101 SF)
Zoning code
WHC2*
APN
8143-001-021
UPID
US09-6829238
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
$3.9M
MEDICAL BUILDING
Est. value
$4.9M
AUTO REPAIR, GARAGE
Est. value
$4.2M
OFFICE BUILDING
Est. value
$3.3M
RETAIL STORES
Est. value
$3.2M
NEIGHBORHOOD: SHOPPING CENTER Current
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
2017
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
1.7 ac
Current owner
From public records · entity-resolved
Whittier Crossing LLC
Entity
Mailing address
1045 17TH ST APT C, SANTA MONICA, CA 90403-4367
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
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
Jun 15, 2018
—
Whittier Crossing LLC
Whittier Crossing LLC
Intrafamily Transfer
related
$5,760,000 · Sandia Area FCU
Jun 29, 2016
—
Whittier Commons LLC
—
Grant Deed
related
$5,500,000 · Pacific Premier Bk
Feb 23, 2015
—
Whittier Commons LLC
Hagaman,keith
Quit Claim Deed
related
—
Jun 13, 2014
$2,150,000
Keith Hagaman
Hwg Properties LLC
Grant Deed
$1,150,000 · Hwg Properties LLC
Jan 11, 2010
—
Hwg Properties LLC
Harris David C Trust
Grant Deed
—
May 9, 2008
—
Harris,david C Trust
Harris,david C
Quit Claim Deed
related
—
Nov 18, 2004
—
Wolcott,kathleen H Trust
Wolcott,kathleen H
Quit Claim Deed
related
—
Jun 24, 1991
$95,454
David C Harris
Harris Trust
Quit Claim Deed
related
—
—
—
Whittier Commons LLC
—
Deed Of Trust
related
$400,000 · Lone Oak Fund
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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