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Property profile & analytics
OFF-MARKET
Estimated value
$3,530,000
Office buildings
25 Wheeler Ave Arcadia, CA 91006-3208
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9514474
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1961
Construction
TILT-UP CONCRETE
Total area
4,600 SF
Lot
0.18 ac (8,000 SF)
Zoning code
ARC2H*
APN
5773-006-004
UPID
US09-9514474
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
-
Alternative Care Nursing Home Retirement Community
-
Metro One Insurance Services Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.61M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.14M
Blend (final)
Blend
$3.53M
Owner & transaction history
Svpp Properties LLC · 4 yrs held
Svpp Properties LLC
since 2022
Last sale
$3.5M
7 recorded transactions
Zoning & alternative use
ARC2H* · Arcadia, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.8M
+13.9%
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 Arcadia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Arcadia 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
$3,520,000
ML approach
$3,605,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,460,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,800,000
Change: +14% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,130,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$3.53M
Range $3.18M – $3.88M · ±10% · vs last sale $3.50M (Feb 8 2022)
Last sale anchor
$3.50M
Feb 8 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
$767 / 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
$40,745
Tax year 2024
Assessed value
$3,641,400
Assessed 2024
Previous assessed
$3,641,400
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$2,236,860
Assessed improvement
$1,404,540
Applied tax rate
1.0000
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
1961
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
4,600 SF
Lot
0.18 ac (8,000 SF)
Zoning code
ARC2H*
APN
5773-006-004
UPID
US09-9514474
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
ARC2H* · Arcadia, CA
Zoning ARC2H* · permitted uses
ARC2H* · Arcadia, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Arcadia. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.8M
AUTO REPAIR, GARAGE
Est. value
$2.1M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1961
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.18 ac
Current owner
From public records · entity-resolved
Svpp Properties LLC
Entity
Mailing address
610 N SANTA ANITA AVE, ARCADIA, CA 91006-2722
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 8, 2022
$3,500,000
Svpp Properties LLC
Brian Peterson
Grant Deed
$3,500,000 · Western Alliance Bank
Mar 11, 2021
—
Eric Peterson
Janiece Peterson
Affidavit Death Of Trustee/successor Trustee
related
—
Sep 7, 2016
—
Peterson,j E Living Trust
Peterson,janiece E
Quit Claim Deed
related
—
Aug 24, 2006
—
Janiece E Peterson
Peterson,edward T
Affidavit Of Death
related
—
Jul 13, 1971
—
—
—
Grant Deed
related
—
—
—
Janiece E Peterson
—
Deed Of Trust
related
$125,000 · Citizens Business Bank
—
—
Edward T Peterson
—
Deed Of Trust
related
$90,000 · Bank Of Monrovia
—
—
Edward T Peterson
—
Deed Of Trust
related
$100,000 · Granite State 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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