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Property profile & analytics
OFF-MARKET
Estimated value
$1,490,000
Office buildings
16135 Whittier Blvd Whittier, CA 90603-2264
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-9540112
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1977
Construction
WOOD
Total area
5,924 SF
Lot
0.37 ac (16,155 SF)
Zoning code
WHC2*
APN
8233-012-044
UPID
US09-9540112
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
-
Forensic Payroll Consultants Inc Accounting Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.46M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.24M
Blend (final)
Blend
$1.49M
Owner & transaction history
Cesar Torres · 4 yrs held
Cesar Torres
since 2022
Last sale
$1.5M
7 recorded transactions
Zoning & alternative use
WHC2* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.3M
+27.0%
Neighborhood: shopping center
$2.1M
+17.9%
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
$1,510,000
ML approach
$1,460,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,820,000
Current use
AUTO REPAIR, GARAGE
$2,310,000
Change: +27% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,145,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$1,735,000
Change: -5% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,660,000
Change: -9% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,500,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$1.49M
Range $1.34M – $1.64M · ±10% · vs last sale $1.50M (Jun 6 2022)
Last sale anchor
$1.50M
Jun 6 2022
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
$252 / 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
$19,491
Tax year 2024
Assessed value
$1,593,439
Assessed 2024
Previous assessed
$1,593,439
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$888,039
Assessed improvement
$705,400
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1977
Construction
WOOD
Heating
NONE
Stories
1
Total area
5,924 SF
Lot
0.37 ac (16,155 SF)
Zoning code
WHC2*
APN
8233-012-044
UPID
US09-9540112
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
$1.8M
AUTO REPAIR, GARAGE
Est. value
$2.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.1M
RETAIL STORES
Est. value
$1.7M
WAREHOUSE, STORAGE
Est. value
$1.7M
INDUSTRIAL (GENERAL)
Est. value
$1.5M
OFFICE BUILDING Current
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
1977
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.37 ac
Current owner
From public records · entity-resolved
Cesar Torres
Individual
Mailing address
16131 WHITTIER BLVD STE #105, WHITTIER, CA 90603-2529
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 6, 2022
—
Cesar Torres
Cesar Torres
Intrafamily Transfer
related
—
Jun 10, 2019
—
Cesar Torres
—
Deed
related
$750,000 · Friendly Hills Bk
Jun 5, 2019
—
Cesar T Torres
—
Deed
related
$619,000 · California Statewide Certified
May 13, 2019
$1,500,000
Cesar Torres
Robert Salamone
Grant Deed
$600,000 · Friendly Hills Bank
Jan 10, 2019
—
Salamone Robert SR.
—
Deed
related
$245,000 · Friendly Hills Bk
Jan 8, 2018
—
Robert Salamone SR.
—
Deed
related
$200,000 · Friendly Hills Bank
Sep 6, 2017
—
Robert Salamone
Robert Salamone SR.
Intrafamily Transfer
related
$485,000 · Friendly Hills Bank
Nov 22, 2016
—
Salamone,robert Living Trust
Salamone Robert SR Trust
Quit Claim Deed
related
—
Nov 9, 2007
—
Salamone R SR Family Trust
Salamone,robert S
Quit Claim Deed
related
$600,000 · Columbian Life Insurance Co
Jan 25, 2006
—
Salamone Robert SR Fam Trust
Salamone,robert S
Quit Claim Deed
—
Jun 22, 1998
$380,000
Garrick Trust
Haynes Investment Corp
Grant Deed
—
—
—
Cesar Torres
—
Deed Of Trust
related
$750,000 · Friendly Hills Bk
—
—
Salamone Robert SR.
—
Loan Modification
related
$245,000 · Friendly Hills Bk
—
—
Cesar T Torres
—
Deed Of Trust
related
$619,000 · California Statewide Certified
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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