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Property profile & analytics
OFF-MARKET
Estimated value
$3,205,000
Investment properties
7250 Painter Ave Whittier, CA 90602-1474
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7828481
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1989
Construction
WOOD
Total area
10,382 SF
Lot
0.21 ac (9,027 SF)
Zoning code
WHC0*
APN
8138-008-026
UPID
US09-7828481
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
-
Sully-Miller Contracting Co Construction Company General Contractor
-
Elite Team Mortgage Loan Service Bank
-
Toal Lumber Big Box & Wholesale Store Building Supply
-
FDP Corporation Loan Service Bank
-
Christian Rodriguez Real Estate Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.15M
CAP Approach
CAP
$3.24M
Comparable Approach
Comparable
$2.45M
Blend (final)
Blend
$3.21M
Owner & transaction history
Citrus Hills Property Investments L · 5 yrs held
Citrus Hills Property Investments L
since 2021
Last sale
$3.2M
7 recorded transactions
Zoning & alternative use
WHC0* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.1M
+126.6%
Medical building
$4.7M
+108.8%
Auto repair, garage
$4.1M
+79.3%
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
$3,240,000
ML approach
$3,150,000
CAP Approach
CAP Return
Estimation
6%
$3,505,000
6.5%
$3,235,000
7%
$3,005,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,260,000
Current use
RESTAURANT
$5,120,000
Change: +127% · Conversion: Difficult
MEDICAL BUILDING
$4,720,000
Change: +109% · Conversion: Easy
AUTO REPAIR, GARAGE
$4,055,000
Change: +79% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,760,000
Change: +66% · Conversion: Difficult
OFFICE BUILDING
$3,190,000
Change: +41% · Conversion: Easy
RETAIL STORES
$3,040,000
Change: +34% · Conversion: Easy
WAREHOUSE, STORAGE
$2,910,000
Change: +29% · Conversion: Difficult
Blend value · Realmo final
$3.21M
Range $2.88M – $3.53M · ±10% · vs last sale $3.20M (Mar 31 2021)
Last sale anchor
$3.20M
Mar 31 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
$309 / 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
$21,710
Tax year 2024
Assessed value
$1,591,812
Assessed 2024
Previous assessed
$1,591,812
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$1,061,208
Assessed improvement
$530,604
Applied tax rate
9.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1989
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
10,382 SF
Lot
0.21 ac (9,027 SF)
Zoning code
WHC0*
APN
8138-008-026
UPID
US09-7828481
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WHC0* · Whittier, CA
Zoning WHC0* · permitted uses
WHC0* · 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
COMMERCIAL (GENERAL) Current
Est. value
$2.3M
RESTAURANT
Est. value
$5.1M
MEDICAL BUILDING
Est. value
$4.7M
AUTO REPAIR, GARAGE
Est. value
$4.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.8M
OFFICE BUILDING
Est. value
$3.2M
RETAIL STORES
Est. value
$3.0M
WAREHOUSE, STORAGE
Est. value
$2.9M
COMMERCIAL (GENERAL) Current
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1989
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.21 ac
Current owner
From public records · entity-resolved
Citrus Hills Property Investments L
Entity
Mailing address
10840 PARAMOUNT BLVD, DOWNEY, CA 90241-3338
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 12, 2023
—
Citrus Hills Property Investments L
—
Deed
related
$320,000 · Business Finance Capital
Oct 17, 2022
—
Citrus Hills Property Investments L
—
Deed
related
$308,350 · Bank Five Nine
Mar 31, 2021
$3,200,000
Citrus Hills Property Investments L
7250 Painter LLC
Grant Deed
$2,260,000 · Bank Five Nine
Feb 26, 2019
—
7250 Painter LLC
—
Deed
related
$699,000 · Seacoast Cmrc Bk
Apr 10, 2017
$1,850,000
7250 Painter LLC
F D P Mortgage Corporation
Grant Deed
$1,328,000 · Seacoast Commerce Bank
Feb 11, 1999
—
F D P Mortgage Corp
—
Deed Of Trust
related
—
Apr 4, 1996
$879,763
Lorea Land Ltd
Hart Trust
Grant Deed
—
Aug 31, 1990
$367,000
Hart Patrick J Co Tr
Unknown
Grant Deed
—
—
—
7250 Painter LLC
—
Loan Modification
related
$699,000 · Seacoast Cmrc Bk
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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