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Property profile & analytics
OFF-MARKET
Estimated value
$1,180,000
Office buildings
7731 Painter Ave Whittier, CA 90602-2490
Trust Owned
19-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6194680
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1958
Construction
WOOD
Total area
5,844 SF
Lot
0.22 ac (9,695 SF)
Zoning code
WHCO*
APN
8142-036-055
UPID
US09-6194680
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
-
Affordable Electrical Services of Whittier Electrical Service General Contractor
-
M & M Sports Massage Alternative Medicine Practice Spa & Massage Center
-
Mericle & Chitwood Accounting Firm Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.18M
Owner & transaction history
Lam Chak H & Sau L Fam Trust · 19 yrs held
Lam Chak H & Sau L Fam Trust
since 2006
7 recorded transactions
Zoning & alternative use
WHCO* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
OFFICE BUILDING
$1,795,000
Current use
RETAIL STORES
$1,710,000
Change: -5% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,635,000
Change: -9% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,480,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$1.18M
Range $1.06M – $1.30M · ±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
$202 / 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
$15,199
Tax year 2024
Assessed value
$1,177,846
Assessed 2024
Previous assessed
$1,177,846
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$620,286
Assessed improvement
$557,560
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
OFFICE BUILDING
Status
Off-Market
Year built
1958
Construction
WOOD
Heating
NONE
Stories
1
Total area
5,844 SF
Lot
0.22 ac (9,695 SF)
Zoning code
WHCO*
APN
8142-036-055
UPID
US09-6194680
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
OFFICE BUILDING Current
Est. value
$1.8M
RETAIL STORES
Est. value
$1.7M
WAREHOUSE, STORAGE
Est. value
$1.6M
INDUSTRIAL (GENERAL)
Est. value
$1.5M
OFFICE BUILDING Current
RETAIL STORES
WAREHOUSE, STORAGE
INDUSTRIAL (GENERAL)
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
0.22 ac
Current owner
From public records · entity-resolved
Lam Chak H & Sau L Fam Trust
Trust
Free & Clear · 19 yrs held
Mailing address
229 ROSEMONT BLVD, SAN GABRIEL, CA 91775-2825
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 16, 2006
—
Lam Chak H & Sau L Fam Trust
Lam Chak H & S L Fam Trust
Quit Claim Deed
related
—
May 5, 2004
—
Lam,tr
Mericle,joe C & Janet A
Grant Deed
$441,000 · Quaker City Bank
Dec 29, 1995
$200,000
Joe C Mericle
Highland Federal Bank
Grant Deed
$160,000 · Highland Federal Bank
Jul 27, 1995
$230,000
Federal S Highland
Horn Trust
Trustees Deed
related
—
Nov 4, 1988
$2,000
Horn Fmly Tr
Midas
Trustees Deed
related
$228,000 · Highland Federal Bank
Jan 22, 1988
$8,000
Horn Family Tr&
Reven
Grant Deed
related
—
—
—
Horn Fmly Tr
—
Deed Of Trust
related
$49,800 · Martin Orvel L&a
—
—
Joe C Mericle
—
Deed Of Trust
related
$200,000 · Hunt Trust
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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