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Property profile & analytics
OFF-MARKET
Estimated value
$885,000
Office buildings
7217 Painter Ave Whittier, CA 90602-1451
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0134975
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1958
Construction
WOOD
Total area
2,474 SF
Lot
0.15 ac (6,743 SF)
Zoning code
WHC1*
APN
8139-036-035
UPID
US10-0134975
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
-
The Sunset Foot Clinic - Dr. Thomas Lim, DPM Physician
-
Hanning & Sacchetto, LLP Law Firm
-
Life Chiropractic Center Alternative Medicine Practice
-
Terry J. Gimmillaro, DC Alternative Medicine Practice
-
Thomas Don Kyun Lim Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$830k
CAP Approach
CAP
$885k
Comparable Approach
Comparable
$1.18M
Blend (final)
Blend
$885k
Owner & transaction history
Hanning & Sacchetto Properties LLC · 4 yrs held
Hanning & Sacchetto Properties LLC
since 2022
Last sale
$925,009
4 recorded transactions
Zoning & alternative use
WHC1* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.1M
+47.9%
Auto repair, garage
$965,000
+27.0%
Neighborhood: shopping center
$895,000
+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
$860,000
ML approach
$830,000
CAP Approach
CAP Return
Estimation
6%
$960,000
6.5%
$885,000
7%
$825,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$760,000
Current use
MEDICAL BUILDING
$1,125,000
Change: +48% · Conversion: Easy
AUTO REPAIR, GARAGE
$965,000
Change: +27% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$895,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$725,000
Change: -5% · Conversion: Moderate
WAREHOUSE, STORAGE
$695,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$885k
Range $797k – $974k · ±10% · vs last sale $925k (Feb 4 2022)
Last sale anchor
$925k
Feb 4 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
$358 / 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
$12,051
Tax year 2024
Assessed value
$962,370
Assessed 2024
Previous assessed
$962,370
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$754,290
Assessed improvement
$208,080
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1958
Construction
WOOD
Heating
NONE
Stories
1
Total area
2,474 SF
Lot
0.15 ac (6,743 SF)
Zoning code
WHC1*
APN
8139-036-035
UPID
US10-0134975
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WHC1* · Whittier, CA
Zoning WHC1* · permitted uses
WHC1* · 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
$760,000
MEDICAL BUILDING
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$965,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$895,000
RETAIL STORES
Est. value
$725,000
WAREHOUSE, STORAGE
Est. value
$695,000
OFFICE BUILDING Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1958
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Hanning & Sacchetto Properties LLC
Entity
Mailing address
2270 REDWOOD DR, GLENDORA, CA 91741-6446
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 4, 2022
$925,000
Hanning & Sacchetto Properties LLC
Terry Gimmillaro
Grant Deed
$1,152,300 · Mission Valley Bank
Nov 20, 2013
—
Gimmillaro Family Trust
Gimmillaro,terry & Marie
Quit Claim Deed
related
—
Nov 15, 2013
—
Terry Gimmillaro
Gimmillaro Investments LP
Quit Claim Deed
related
—
Apr 23, 1993
—
Gimmillaro First Family
—
Deed Of Trust
related
—
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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