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Property profile & analytics
OFF-MARKET
Estimated value
$12,950,000
Apartment buildings
14515 Leffingwell Rd Whittier, CA 90604-2852
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8569962
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1965
Construction
WOOD
Total area
53,454 SF
Lot
2.09 ac (90,931 SF)
Zoning code
LCC2-P*
APN
8227-001-015
UPID
US09-8569962
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
-
Sandpiper Apartments Apartment Building
-
Limousine Party Bus Limo Rental Service Limousine Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.13M
CAP Approach
CAP
$13.24M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.95M
Owner & transaction history
New Century Property 11 LLC · 1 yrs held
New Century Property 11 LLC
since 2025
7 recorded transactions
Zoning & alternative use
LCC2-P* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$20.9M
+57.8%
Neighborhood: shopping center
$19.4M
+46.5%
Office building
$16.4M
+24.3%
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
$11,920,000
ML approach
$8,125,000
CAP Approach
CAP Return
Estimation
6%
$14,335,000
6.5%
$13,235,000
7%
$12,285,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$13,220,000
Current use
AUTO REPAIR, GARAGE
$20,865,000
Change: +58% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$19,365,000
Change: +47% · Conversion: Difficult
OFFICE BUILDING
$16,435,000
Change: +24% · Conversion: Moderate
RETAIL STORES
$15,655,000
Change: +18% · Conversion: Difficult
WAREHOUSE, STORAGE
$14,970,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$12.95M
Range $11.66M – $14.25M · ±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
$242 / 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
$207,275
Tax year 2024
Assessed value
$16,402,239
Assessed 2024
Previous assessed
$16,402,239
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$7,509,672
Assessed improvement
$8,892,567
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1965
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Buildings
3
Units
70
Bathrooms
34
Total area
53,454 SF
Lot
2.09 ac (90,931 SF)
Zoning code
LCC2-P*
APN
8227-001-015
UPID
US09-8569962
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC2-P* · Whittier, CA
Zoning LCC2-P* · permitted uses
LCC2-P* · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$13.2M
AUTO REPAIR, GARAGE
Est. value
$20.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$19.4M
OFFICE BUILDING
Est. value
$16.4M
RETAIL STORES
Est. value
$15.7M
WAREHOUSE, STORAGE
Est. value
$15.0M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
RETAIL STORES
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
1965
Construction
WOOD
Heating
NONE
Cooling
Yes
Buildings
3
Units
70
Bathrooms
34
Lot
2.09 ac
Current owner
From public records · entity-resolved
New Century Property 11 LLC
Entity
Free & Clear · 1 yrs held
Mailing address
2209 WESTWIND WAY, SIGNAL HILL, CA 90755-3865
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
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 13, 2025
—
New Century Property 11 LLC
Nady Z Hebish
Grant Deed
—
Dec 18, 2024
—
Nady Z Hebish
Shahid Jehan
Deed
related
—
Oct 12, 2022
—
Nady Z Hebish
Shahid Jehan
Intrafamily Transfer
related
—
Mar 16, 2021
—
Shahid Jehan
—
Deed
related
$14,000,000 · Jpmorgan Chase Bank NA
Mar 17, 2017
$14,400,000
Shahid Jehan
Westside Capital Partners LLC
Grant Deed
$9,995,000 · Jpmorgan Chase Bank NA
Mar 17, 2017
—
Jehan Shahid
Hebish,nady
Quit Claim Deed
related
—
May 29, 2015
$10,750,000
Westside Capital Partners LLC
North Point Vistas Limited Partners
Grant Deed
$8,000,000 · Jpmorgan Chase Bank NA
Sep 25, 2001
—
Point V North
Frame,c G & M V
Grant Deed
related
—
Mar 9, 1994
$2,275,000
Curtis G Frame
Long Beach Bank
Grant Deed
$1,933,750 · Long Beach Mortgage Co
Nov 1, 1993
$2,600,000
Long Beach Bank
Chopra,dashmesh
Trustees Deed
related
—
Jun 29, 1993
—
Dashmesh Chopra
Handa,ajay
Quit Claim Deed
related
—
Feb 5, 1993
$500
Ajay Handa
—
Grant Deed
related
—
Feb 3, 1993
—
Dashmesh Chopra
Beverly Westwood
Quit Claim Deed
related
—
Apr 14, 1989
$217,500
Nubeach Props
Nube
Quit Claim Deed
related
—
Apr 4, 1989
—
Park Place Prope
Chopra Dashmesh&
Quit Claim Deed
related
—
Mar 15, 1989
$4,350,000
Chopra Dashmesh&
Pac
Trustees Deed
$3,100,000 · Long Beach Savings & Loan
Mar 15, 1989
$464,000
Lester Thomas C
Lester Hardinder
Trustees Deed
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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