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Property profile & analytics
OFF-MARKET
Office buildings
8031 Greenleaf Ave Whittier, CA 90602-2110
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6884852
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1946
Construction
TILT-UP CONCRETE
Total area
1,500 SF
Lot
0.19 ac (8,078 SF)
Zoning code
WHC2*
APN
8141-037-011
UPID
US09-6884852
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
-
lucky massage spa Alternative Medicine Practice Spa & Massage Center
-
INT Lending Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Ragaie Hakim · 3 yrs held
Ragaie Hakim
since 2023
7 recorded transactions
Zoning & alternative use
WHC2* · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$552
Tax year 2024
Assessed value
$443,971
Assessed 2024
Previous assessed
$443,971
+0.0% YoY
Effective rate
0.12%
On assessed value
Assessed land
$324,613
Assessed improvement
$119,358
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
1946
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
1,500 SF
Lot
0.19 ac (8,078 SF)
Zoning code
WHC2*
APN
8141-037-011
UPID
US09-6884852
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WHC2* · Whittier, CA
Zoning WHC2* · permitted uses
WHC2* · 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.
Building & site characteristics
From public records
Year built
1946
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.19 ac
Current owner
From public records · entity-resolved
Ragaie Hakim
Individual
Mailing address
124 E LONGDEN AVE, ARCADIA, CA 91006-5242
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 5, 2023
—
Ragaie Hakim
Selim Antoun Nazir
Affidavit Death Of Trustee/successor Trustee
$1,300,000 · First Citizens Bank & Trust Co
Apr 12, 2018
$4,100,000
Antoun Nazir
Community Grace Brethem Church
Grant Deed
$1,300,000 · Community Grace Brethren Church
Jun 29, 2017
—
Community Grace Brethern Ch
—
Deed
related
$150,000 · Sapp Family Trust (pt)
May 18, 2011
—
Community Grace Brethen Ch INC
—
Deed Of Trust
related
$600,000 · Hussey Joanna P Trust
Sep 2, 2010
$3,500,000
Community Grace Brethren Ch
Newburg R Trust
Grant Deed
$1,500,000 · Lone Oak Fund LLC
Aug 20, 2003
—
Village Green LP
Urich,joann
Grant Deed
$525,000 · Peak Financial Partners INC
May 9, 2003
—
Joann Urich
—
Deed Of Trust
related
$1,600,000 · Village Green LP
Jul 29, 1999
—
Urich,joann Tr
—
Deed Of Trust
related
—
Oct 17, 1996
—
Urich,joann
—
Trustees Deed
related
—
—
—
Village Green INC
—
Deed Of Trust
related
$250,000 · Omni Bank
—
—
Joann Urich
—
Deed Of Trust
related
$1,272,810 · Money Store Commercial Mtg
—
—
Community Grace Brethren Churc
—
Deed Of Trust
related
$1,000,000 · Leon Schneider
—
—
Community Grace Brethern Ch
—
Deed Of Trust
related
$150,000 · Sapp Family Trust (pt)
—
—
Village Green LP
—
Deed Of Trust
related
$115,000 · Peak Financial Partners INC
—
—
Joann Urich
—
Deed Of Trust
related
$40,347 · California Equity Corp
—
—
Joann Urich
—
Deed Of Trust
related
$900,000 · Wilshire State Bank
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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