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Property profile & analytics
OFF-MARKET
Estimated value
$555,000
Investment properties
7701 Painter Ave Whittier, CA 90602-2411
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7782331
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1923
Construction
WOOD
Total area
2,602 SF
Lot
0.18 ac (7,814 SF)
Zoning code
WHCO*
APN
8142-036-023
UPID
US09-7782331
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
-
Sala |Coffee & Wine| Cafe & Coffee Shop
-
Whittier Group Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$555k
Owner & transaction history
International R & E Holdings LLC · 8 yrs held
International R & E Holdings LLC
since 2017
7 recorded transactions
Zoning & alternative use
WHCO* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$800,000
+41.2%
Retail stores
$760,000
+34.5%
Warehouse, storage
$730,000
+28.6%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$565,000
Current use
OFFICE BUILDING
$800,000
Change: +41% · Conversion: Easy
RETAIL STORES
$760,000
Change: +34% · Conversion: Easy
WAREHOUSE, STORAGE
$730,000
Change: +29% · Conversion: Difficult
Blend value · Realmo final
$555k
Range $500k – $611k · ±10%
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
$213 / 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
$9,394
Tax year 2024
Assessed value
$725,083
Assessed 2024
Previous assessed
$725,083
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$401,585
Assessed improvement
$323,498
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1923
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
2,602 SF
Lot
0.18 ac (7,814 SF)
Zoning code
WHCO*
APN
8142-036-023
UPID
US09-7782331
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WHCO* · Whittier, CA
Zoning WHCO* · permitted uses
WHCO* · 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
$565,000
OFFICE BUILDING
Est. value
$800,000
RETAIL STORES
Est. value
$760,000
WAREHOUSE, STORAGE
Est. value
$730,000
COMMERCIAL (GENERAL) Current
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
1923
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.18 ac
Current owner
From public records · entity-resolved
International R & E Holdings LLC
Entity
Mailing address
15445 VENTURA BLVDPMB1530, SHERMAN OAKS, CA 91403-3005
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 30, 2025
—
International Real Estate Holdings
—
Deed
related
$100,000 · Bronzetree Terraces LLC
Nov 1, 2023
—
International Real Estate Holdings
—
Deed
related
$300,000 · Paris Fkb LLC
May 20, 2022
—
International Real Estate Holdings
—
Deed
related
$200,000 · Philippe Gilbert Izsak
Jul 19, 2017
$650,000
International R & E Holdings LLC
Meza,daniel G & Silvia
Grant Deed
$330,000 · Bank Of The West
Nov 15, 2002
$350,000
Daniel G Meza
Aronian,tr
Grant Deed
$350,000 · Aroian Trust
Apr 12, 1995
—
Aroian,ashot A & Ann A Trustees
Aroian,a A & A
Quit Claim Deed
related
—
—
—
Daniel G Meza
—
Deed Of Trust
related
$200,000 · Agricap Financial Corp
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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