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Property profile & analytics
FOR SALE
Office buildings
5723 Whittier Blvd Los Angeles, CA 90022
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6889192
For Sale
1 / 12
$1,749,000
5723 Whittier Blvd, Los Angeles, CA 90022
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1983
Construction
TILT-UP CONCRETE
Total area
6,888 SF
Lot
0.13 ac (5,613 SF)
Zoning code
LCM1*
APN
6342-029-017
UPID
US09-6889192
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
-
Victor Valencia Counselor
-
Joseph P. Caron, BSW Physician
-
Claudia C. Jimenez, BA Counselor
-
Jalisha Evans Counselor
-
Mela Counseling Services Center Counselor Health Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$815k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$804k
Blend (final)
Blend
$830k
Owner & transaction history
Robert Baghdasarian · 3 yrs held
Robert Baghdasarian
since 2022
Last sale
$855,000
7 recorded transactions
Zoning & alternative use
LCM1* · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Los Angeles submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Los Angeles 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
$825,000
ML approach
$815,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,355,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$830k
Range $747k – $913k · ±10% · vs last sale $855k (Dec 23 2022)
Last sale anchor
$855k
Dec 23 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
$120 / 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
$13,840
Tax year 2024
Assessed value
$916,729
Assessed 2024
Previous assessed
$916,729
+0.0% YoY
Effective rate
1.51%
On assessed value
Assessed land
$428,879
Assessed improvement
$487,850
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
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
1983
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
6,888 SF
Lot
0.13 ac (5,613 SF)
Zoning code
LCM1*
APN
6342-029-017
UPID
US09-6889192
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCM1* · Los Angeles, CA
Zoning LCM1* · permitted uses
LCM1* · Los Angeles, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Los Angeles. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.4M
APARTMENT HOUSE (5+ UNITS)
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
1983
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.13 ac
Current owner
From public records · entity-resolved
Robert Baghdasarian
Individual
Mailing address
4750 HAYMAN AVE, LA CANADA FLINTRIDGE, CA 91011-2352
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
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2022
—
Robert Baghdasarian
Robert Baghdasarian
Intrafamily Transfer
related
—
Sep 30, 2019
$855,000
Robert Baghdasarian
Mela Counseling Svcs Ctr INC
Grant Deed
$3,000,000 · Mela Counseling Svcs Ctr INC
Sep 30, 2019
—
Robert Baghdasarian
Lala Fallah
Quit Claim Deed
related
$3,000,000 · Mela Counseling Svcs Ctr INC
Apr 28, 2017
—
Mela Counseling Svcs Center In
—
Deed
related
$40,000 · Los Angeles Centers/alcohol
Apr 14, 2004
—
Mela Counseling Services INC
M E L A Counseling Services
Quit Claim Deed
related
$450,000 · Spectrum Bank
Oct 10, 2001
$375,000
M E L A Counseling Services
Pan American Bank
Grant Deed
$318,750 · Pan American Bank
Jul 23, 1999
$273,527
Pan American Bank
Mendoza,jess E & Wanda M
Trustees Deed
related
—
May 4, 1999
$152,108
Jess E Mendoza
Arreola,severo & Mirna
Trustees Deed
—
Apr 25, 1997
—
Woodpecker Properties
Arreola,s & M
Grant Deed
related
—
Apr 24, 1991
$145,509
Arreola Severo
Mendoza,jess E
Grant Deed
related
$360,000 · Seller
Jan 27, 1988
$250,000
Jess E Mendoza
Ricar
Trustees Deed
—
Jan 27, 1988
$200,000
Ricardo Rlty
Telle
Trustees Deed
—
—
—
Mela Counseling Svcs Ctr INC
—
Deed Of Trust
related
$75,000 · Spectrum Bank
—
—
Arreola Severo
—
Deed Of Trust
related
$30,000 · Individual
—
—
Mela Counseling Svcs Center In
—
Deed Of Trust
related
$40,000 · Los Angeles Centers/alcohol
—
—
Mela Counseling Svcs Ctr INC
—
Deed Of Trust
related
$97,342 · Michael J Divita
—
—
Jess E Mendoza
—
Deed Of Trust
related
$245,000 · Pan American Bank
—
—
Mela Counseling Svcs Ctr INC
—
Deed Of Trust
related
$196,154 · Kathleen Salazar
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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