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Property profile & analytics
OFF-MARKET
Estimated value
$7,960,000
Grocery and convenience stores
15025 Whittier Blvd Whittier, CA 90603-2066
Entity Owned
22-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8023468
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1952
Construction
TILT-UP CONCRETE
Total area
31,800 SF
Lot
2.29 ac (99,811 SF)
Zoning code
WHC2*
APN
8224-017-003
UPID
US09-8023468
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
-
Judith Missakian, First Team Real Estate Real Estate Agency
-
The Dutchen Group Real Estate Agency
-
homesbytomandbecky Real Estate Agency
-
Elizabeth Przybyla - Real Estate Agent Real Estate Agency
-
Berkshire Hathaway Home Services California Properties Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$10.83M
Comparable Approach
Comparable
$5.21M
Blend (final)
Blend
$7.96M
Owner & transaction history
H E M Properties LLC · 22 yrs held
H E M Properties LLC
since 2004
4 recorded transactions
Zoning & alternative use
WHC2* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Code of Ordinances
Top alternative use upside
Auto repair, garage
$12.4M
+33.3%
Neighborhood: shopping center
$11.5M
+23.7%
Office building
$9.8M
+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%
$11,725,000
6.5%
$10,825,000
7%
$10,050,000
Alternative Use
Use
Estimation
RETAIL STORES
$9,310,000
Current use
AUTO REPAIR, GARAGE
$12,415,000
Change: +33% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$11,520,000
Change: +24% · Conversion: Moderate
OFFICE BUILDING
$9,775,000
Change: +5% · Conversion: Easy
WAREHOUSE, STORAGE
$8,905,000
Change: -4% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$8,050,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$7.96M
Range $7.16M – $8.76M · ±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
$250 / 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
$145,812
Tax year 2024
Assessed value
$11,708,907
Assessed 2024
Previous assessed
$11,708,907
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$3,066,614
Assessed improvement
$8,642,293
Applied tax rate
13.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1952
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Stories
1
Total area
31,800 SF
Lot
2.29 ac (99,811 SF)
Zoning code
WHC2*
APN
8224-017-003
UPID
US09-8023468
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WHC2* · Whittier, CAZoning WHC2* · permitted uses
WHC2* · 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
$9.3M
AUTO REPAIR, GARAGE
Est. value
$12.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$11.5M
OFFICE BUILDING
Est. value
$9.8M
WAREHOUSE, STORAGE
Est. value
$8.9M
INDUSTRIAL (GENERAL)
Est. value
$8.1M
RETAIL STORES Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
WAREHOUSE, STORAGE
INDUSTRIAL (GENERAL)
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
1952
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
2.29 ac
Current owner
From public records · entity-resolved
H E M Properties LLC
Entity
Mailing address
9454 WILSHIRE BLVD STE #207, BEVERLY HILLS, CA 90212-2903
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 17, 2019
—
Schwarzblatt And Sirebrenik Partner
—
Deed
related
$5,450,000 · Mufg Union Bank NA
Jun 18, 2004
—
H E M Properties LLC
Joyce M Roaman LLC
Quit Claim Deed
related
—
—
—
Schwarzblatt Pts
—
Deed Of Trust
related
$5,000,000 · Union Bank
—
—
Schwarzblatt Ptsh
—
Deed Of Trust
related
$5,000,000 · City National 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.
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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