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Property profile & analytics
OFF-MARKET
Estimated value
$1,025,000
Retail residential properties
2278 Whittier Blvd La Habra, CA 90631-3451
Entity Owned
5-yr Hold
Free & Clear
Property ID
US09-2492631
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1959
Total area
3,823 SF
Lot
0.23 ac (9,986 SF)
APN
018-311-01
UPID
US09-2492631
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
$1.02M
CAP Approach
CAP
$995k
Comparable Approach
Comparable
$1.37M
Blend (final)
Blend
$1.03M
Owner & transaction history
Powder Canyon Properties LLC · 5 yrs held
Powder Canyon Properties LLC
since 2021
Last sale
$1.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.7M
+40.2%
Office building
$1.6M
+34.8%
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 La Habra submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Habra 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
$1,060,000
ML approach
$1,015,000
CAP Approach
CAP Return
Estimation
6%
$1,075,000
6.5%
$995,000
7%
$920,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,215,000
Current use
AUTO REPAIR, GARAGE
$1,705,000
Change: +40% · Conversion: Difficult
OFFICE BUILDING
$1,640,000
Change: +35% · Conversion: Easy
WAREHOUSE, STORAGE
$1,010,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$1.03M
Range $923k – $1.13M · ±10% · vs last sale $1.03M (May 12 2021)
Last sale anchor
$1.03M
May 12 2021
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
$268 / 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
$12,325
Tax year 2024
Assessed value
$1,087,738
Assessed 2024
Previous assessed
$1,087,738
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$923,251
Assessed improvement
$164,487
Applied tax rate
6.0000
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
Retail residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
1959
Heating
NONE
Stories
2
Units
3
Total area
3,823 SF
Lot
0.23 ac (9,986 SF)
APN
018-311-01
UPID
US09-2492631
Jurisdiction
ORANGE
Metro division
SANTA ANA-ANAHEIM-IRVINE, CA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.7M
OFFICE BUILDING
Est. value
$1.6M
WAREHOUSE, STORAGE
Est. value
$1.0M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1959
Heating
NONE
Stories
2
Units
3
Lot
0.23 ac
Current owner
From public records · entity-resolved
Powder Canyon Properties LLC
Entity
Free & Clear · 5 yrs held
Mailing address
2278 W PO BOX 492ND BLVD, LA HABRA, CA 90633-0492
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 12, 2021
$1,025,000
Powder Canyon Properties LLC
Ashley Pavioff
Grant Deed
—
May 12, 2021
—
Ashley Pavloff
Joshua Pavloff
Intrafamily Transfer
related
—
Jul 27, 2020
—
Ashley Pavloff
Valov Jack P Trust
Quit Claim Deed
—
Dec 27, 2019
—
Valov,jack P Trust
Jack P Valov
Affidavit Of Death
related
—
May 15, 2015
—
Valov,jack P Trust
Valov Jack P
Quit Claim Deed
—
Mar 20, 2006
—
Jennifer Tolmasoff
Valov,jack P
Quit Claim Deed
related
—
Nov 4, 2005
—
Jack P Valov
Valov Jack P Trust
Quit Claim Deed
related
—
Apr 3, 1997
—
Jennifer Lidyoff
Valov,
Quit Claim Deed
related
—
Feb 18, 1997
—
Jack Valov
Valov,
Quit Claim Deed
related
—
Nov 15, 1995
$250,000
Valov Trust
Chang,byung H
Grant Deed
$177,500 · Pacific Western National Bank
Oct 27, 1988
$290,000
Byung H Chang
Lee Chang S
Grant Deed
related
$203,000 · Investors Thrift
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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