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Property profile & analytics
OFF-MARKET
Estimated value
$4,170,000
Banks
7355 Greenleaf Ave Whittier, CA 90602-1621
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US10-0140237
Property profile
Verified
Property type
Banks
Use group
FINANCIAL BUILDING
Year built
1985
Construction
WOOD
Total area
13,486 SF
Lot
0.39 ac (17,107 SF)
Zoning code
WHC2*
APN
8141-008-029
UPID
US10-0140237
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
-
Laura Zaragoza Guerrero - Private Wealth Advisor, Ameriprise Financial Services, LLC Financial Advisor
-
Modern Woodmen Fraternal Financial Financial Advisor
-
Banc of California Bank Loan Service
-
People'sCare Autism Services Adult Day Care
-
People's Care Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.76M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.95M
Blend (final)
Blend
$4.17M
Owner & transaction history
Horizon Property Group LLC · 4 yrs held
Horizon Property Group LLC
since 2021
Last sale
$4.2M
3 recorded transactions
Zoning & alternative use
WHC2* · Whittier, CA
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
$3,740,000
ML approach
$3,755,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$6,655,000
Change: -12% · Conversion: Difficult
MEDICAL BUILDING
$6,130,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$4.17M
Range $3.75M – $4.59M · ±10% · vs last sale $4.20M (Sep 30 2021)
Last sale anchor
$4.20M
Sep 30 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
$38,732
Tax year 2024
Assessed value
$2,705,040
Assessed 2024
Previous assessed
$2,705,040
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$2,184,840
Assessed improvement
$520,200
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
Banks
Use group
FINANCIAL BUILDING
Status
Off-Market
Year built
1985
Construction
WOOD
Heating
NONE
Cooling
OTHER
Stories
1
Total area
13,486 SF
Lot
0.39 ac (17,107 SF)
Zoning code
WHC2*
APN
8141-008-029
UPID
US10-0140237
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WHC2* · Whittier, CAZoning WHC2* · permitted uses
WHC2* · Whittier, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Code of Ordinances
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$6.7M
MEDICAL BUILDING
Est. value
$6.1M
RESTAURANT
MEDICAL BUILDING
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
1985
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.39 ac
Current owner
From public records · entity-resolved
Horizon Property Group LLC
Entity
Mailing address
PO BOX 40586, DOWNEY, CA 90239-1586
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 27, 2023
—
Horizon Property Group LLC
—
Deed
related
$2,250,000 · Bmo Bank NA
Sep 30, 2021
$4,200,000
Horizon Property Group LLC
Banc Of California
Grant Deed
$3,000,000 · Ernie Quijada
Nov 10, 2014
$3,550,000
Ofe Ca NA Banc
Banco Popular North America
Grant Deed
—
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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