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Property profile & analytics
OFF-MARKET
Estimated value
$20,250,000
Office buildings
15127 Whittier Blvd, Whittier, CA 90603-2135
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6508035
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1970
Construction
CONCRETE
Total area
57,303 SF
Lot
0.91 ac (39,559 SF)
Zoning code
WHC2*
APN
8224-017-018
UPID
US09-6508035
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$20.56M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$20.25M
Owner & transaction history
Whittier Mft LLC · 6 yrs held
Whittier Mft LLC
since 2020
Last sale
$19.5M
7 recorded transactions
Zoning & alternative use
WHC2* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$28.3M
+60.5%
Medical building
$26.1M
+47.9%
Auto repair, garage
$22.4M
+27.0%
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
$21,450,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$22,270,000
6.5%
$20,555,000
7%
$19,085,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$17,620,000
Current use
RESTAURANT
$28,270,000
Change: +60% · Conversion: Moderate
MEDICAL BUILDING
$26,050,000
Change: +48% · Conversion: Easy
AUTO REPAIR, GARAGE
$22,370,000
Change: +27% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$20,760,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$16,780,000
Change: -5% · Conversion: Moderate
WAREHOUSE, STORAGE
$16,050,000
Change: -9% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$14,505,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$20.25M
Range $18.23M – $22.28M · ±10% · vs last sale $19.50M (Feb 7 2020)
Last sale anchor
$19.50M
Feb 7 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
$353 / 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
$69,574
Tax year 2024
Assessed value
$5,030,768
Assessed 2024
Previous assessed
$5,030,768
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$1,421,738
Assessed improvement
$3,609,030
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1970
Construction
CONCRETE
Heating
NONE
Stories
1
Total area
57,303 SF
Lot
0.91 ac (39,559 SF)
Zoning code
WHC2*
APN
8224-017-018
UPID
US09-6508035
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
OFFICE BUILDING Current
Est. value
$17.6M
RESTAURANT
Est. value
$28.3M
MEDICAL BUILDING
Est. value
$26.1M
AUTO REPAIR, GARAGE
Est. value
$22.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$20.8M
RETAIL STORES
Est. value
$16.8M
WAREHOUSE, STORAGE
Est. value
$16.1M
INDUSTRIAL (GENERAL)
Est. value
$14.5M
OFFICE BUILDING Current
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1970
Construction
CONCRETE
Heating
NONE
Stories
1
Lot
0.91 ac
Current owner
From public records · entity-resolved
Whittier Mft LLC
Entity
Mailing address
6334 WILSHIRE BLVD, LOS ANGELES, CA 90048-5002
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
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 29, 2025
—
Whittier Medical LLC
—
Deed
related
$10,044,000 · Cathay Bank
Apr 10, 2020
—
Whittier Medical LLC
—
Deed
related
$11,500,000 · Cathay Bank
Feb 7, 2020
—
Whittier Mft LLC
Intercontinental Trust
Quit Claim Deed
—
Apr 3, 2019
—
Whittier Medical LLC
—
Grant Deed
related
$11,500,000 · Nano Banc
Mar 7, 2019
$19,500,000
Whittier Medical LLC
Pl Properties No 34 LLC
Grant Deed
—
Dec 11, 2018
—
Pi Properties No 34 LLC
—
Grant Deed
related
$4,000,000 · Nano Banc
Sep 6, 2018
$16,537,500
Pi Properties No 34 LLC
Wbcmt 2007-c31
Grant Deed
—
May 30, 2014
$13,650,000
Wbcmt 2007-c31 Office 15111 LP
Beacon Default Management
Trustees Deed
related
—
Feb 9, 2007
—
Whittier Financial Center LP
Brcp Realty Services II LLC
Grant Deed
—
Aug 2, 2006
—
Brcp Realty Services II LLC
Agstirr Whittier LLC
Grant Deed
$175,500,000 · Wachovia Bank NA
Dec 30, 2004
—
Agstirr Whittier LLC
Arden Realty
Grant Deed
related
—
May 6, 1999
—
Arden Realty LP
—
Deed Of Trust
related
$62,475,000 · Lehman Capital Corp
Mar 28, 1997
—
Arden Realty LP
Highridge Commercial Fund #1 L
Grant Deed
related
—
Mar 31, 1994
—
Hrbf,whittier 2
Gle,fed Bk
Trustees Deed
related
—
May 7, 1993
—
Glendale Federal Bank
—
Deed Of Trust
related
—
—
—
Hrbf Whittier 2 LP
—
Deed Of Trust
related
$3,057,360 · Glendale Federal 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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