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Property profile & analytics
OFF-MARKET
Estimated value
$2,670,000
Community centers
15025 Mulberry Dr Whittier, CA 90604-1528
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8165891
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1970
Construction
TILT-UP CONCRETE
Total area
13,560 SF
Lot
0.78 ac (33,787 SF)
Zoning code
LCCPD*
APN
8226-015-036
UPID
US09-8165891
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
-
Medical Waste Pros Waste Management Facility Hazardous Waste Disposal
-
Mulberry Pharmacy Pharmacy
-
Jeffrey Paresa Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.02M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.96M
Blend (final)
Blend
$2.67M
Owner & transaction history
Mulberry Center LLC · 6 yrs held
Mulberry Center LLC
since 2020
Last sale
$2.7M
7 recorded transactions
Zoning & alternative use
LCCPD* · 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
Method
Estimation
Statistic approach
$3,070,000
ML approach
$3,015,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,170,000
Change: -15% · Conversion: Moderate
RETAIL STORES
$3,970,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$2.67M
Range $2.40M – $2.94M · ±10% · vs last sale $2.65M (Feb 11 2020)
Last sale anchor
$2.65M
Feb 11 2020
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
$197 / 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
$23,785
Tax year 2024
Assessed value
$1,443,608
Assessed 2024
Previous assessed
$1,443,608
+0.0% YoY
Effective rate
1.65%
On assessed value
Assessed land
$470,265
Assessed improvement
$973,343
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
1970
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
13,560 SF
Lot
0.78 ac (33,787 SF)
Zoning code
LCCPD*
APN
8226-015-036
UPID
US09-8165891
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCCPD* · Whittier, CA
Zoning LCCPD* · permitted uses
LCCPD* · 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
OFFICE BUILDING
Est. value
$4.2M
RETAIL STORES
Est. value
$4.0M
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
1970
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.78 ac
Current owner
From public records · entity-resolved
Mulberry Center LLC
Entity
Free & Clear · 6 yrs held
Mailing address
18004 SKY PARK CIR STE #260, IRVINE, CA 92614-6428
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Oct 17, 2025
—
Mulberry Center LLC
—
Deed
related
$1,150,000 · Pcb Bank
Feb 11, 2020
—
Mulberry Center LLC
Soo W Chung
Quit Claim Deed
related
—
Mar 8, 2019
$2,650,000
Soo W Chung
Cowgill Bruce A
Grant Deed
$1,300,000 · Bank Of The West
Mar 8, 2019
—
Owner Name Unavailable
Cowgill,robert H
Affidavit Of Death
related
—
Feb 2, 2018
—
Smull Tic Properties LLC
Smull Family Trust
Quit Claim Deed
—
Jul 20, 1995
$149,000
Cowgill Family Ltd Partnership
Allen Trust
Grant Deed
—
Feb 2, 1995
—
Smull,lester C Tr Et Al
—
Deed Of Trust
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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