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Property profile & analytics
OFF-MARKET
Estimated value
$1,315,000
Office buildings
7654 Painter Ave Whittier, CA 90602
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6474511
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1976
Construction
WOOD
Total area
3,750 SF
Lot
0.3 ac (13,062 SF)
Zoning code
WHC1*
APN
8142-007-074
UPID
US09-6474511
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
-
Sweet to the Soul Boutique Spa & Massage Center Skin Care Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.32M
CAP Approach
CAP
$1.35M
Comparable Approach
Comparable
$1.80M
Blend (final)
Blend
$1.32M
Owner & transaction history
Edward Seongwook Lim · 4 yrs held
Edward Seongwook Lim
since 2021
Last sale
$1.3M
5 recorded transactions
Zoning & alternative use
WHC1* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.7M
+47.9%
Auto repair, garage
$1.5M
+27.0%
Neighborhood: shopping center
$1.4M
+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
$1,335,000
ML approach
$1,315,000
CAP Approach
CAP Return
Estimation
6%
$1,455,000
6.5%
$1,345,000
7%
$1,250,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,155,000
Current use
MEDICAL BUILDING
$1,705,000
Change: +48% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,465,000
Change: +27% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,360,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$1,100,000
Change: -5% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,050,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$1.32M
Range $1.18M – $1.45M · ±10% · vs last sale $1.29M (Dec 23 2021)
Last sale anchor
$1.29M
Dec 23 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
$351 / 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
$16,567
Tax year 2024
Assessed value
$1,345,237
Assessed 2024
Previous assessed
$1,345,237
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$1,092,420
Assessed improvement
$252,817
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1976
Construction
WOOD
Heating
NONE
Units
1
Total area
3,750 SF
Lot
0.3 ac (13,062 SF)
Zoning code
WHC1*
APN
8142-007-074
UPID
US09-6474511
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
$1.2M
MEDICAL BUILDING
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
RETAIL STORES
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$1.1M
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
1976
Construction
WOOD
Heating
NONE
Units
1
Lot
0.3 ac
Current owner
From public records · entity-resolved
Edward Seongwook Lim
Individual
Mailing address
16841 MORSE CIR, HUNTINGTON BEACH, CA 92649-3064
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 20, 2025
—
Edward Lim
—
Deed
related
$590,000 · Bank Of America NA
Dec 23, 2021
$1,293,000
Edward Seongwook Lim
Oxcart I Wpf LLC
Grant Deed
$1,000,000 · Pacific City Bank
Jun 29, 2017
$1,381,500
Oxcart-i Wpf LLC
Antonelli Family Trust
Grant Deed
$946,250 · Antonelli Family Trust (pt)
Sep 1, 2015
—
Antonelli Family Trust
Antonelli Family Trust
Quit Claim Deed
related
—
Dec 21, 1999
$480,000
John W Antonelli
Wride Trust
Grant Deed
$380,000 · Seller
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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