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Property profile & analytics
OFF-MARKET
Estimated value
$1,060,000
Assisted living facilities
8120 Painter Ave Whittier, CA 90602-3101
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-6832021
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1984
Construction
WOOD
Total area
42,788 SF
Lot
0.72 ac (31,188 SF)
Zoning code
WHC0*
APN
8142-021-046
UPID
US09-6832021
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
-
La Posada Assisted Living & Memory Care Community Geriatric Care Provider Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$845k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.27M
Blend (final)
Blend
$1.06M
Owner & transaction history
Posada Sl LLC · 2 yrs held
Posada Sl LLC
since 2024
7 recorded transactions
Zoning & alternative use
WHC0* · 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
$845,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.06M
Range $954k – $1.17M · ±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
$25 / 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
$108,162
Tax year 2024
Assessed value
$8,171,301
Assessed 2024
Previous assessed
$8,171,301
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$2,578,735
Assessed improvement
$5,592,566
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1984
Construction
WOOD
Heating
NONE
Stories
1
Units
76
Bathrooms
82
Total area
42,788 SF
Lot
0.72 ac (31,188 SF)
Zoning code
WHC0*
APN
8142-021-046
UPID
US09-6832021
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WHC0* · Whittier, CA
Zoning WHC0* · permitted uses
WHC0* · 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
1984
Construction
WOOD
Heating
NONE
Stories
1
Units
76
Bathrooms
82
Lot
0.72 ac
Current owner
From public records · entity-resolved
Posada Sl LLC
Entity
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 20, 2024
—
Posada Sl LLC
Brighton Whittier LLC
Assignment Of Lease (leasehold Sale)
$9,842,100 · Greystone Funding Corporation
Jun 7, 2021
—
Ka 6 Associates LLC
William F Kimble
Quit Claim Deed
related
—
Jun 7, 2021
$7,700,000
Brighton Whittier LLC
Ka 6 Associates LLC
Grant Deed
$10,000 · Greystone Servicing Company LLC
Nov 30, 2012
$6,800,000
Ka-6 Associates LLC
Berg Senior Services LLC
Grant Deed
—
Nov 30, 2009
—
Berg Ruth A Trust
Summerville At Cobbco INC
Quit Claim Deed
related
—
Nov 30, 2009
$2,700,000
Berg Senior Services LLC
Berg Ruth A Trust
Grant Deed
$2,200,000 · Berg Ruth A Trust
Oct 14, 1994
—
Ruth A Berg
—
Deed Of Trust
related
—
Feb 28, 1994
—
Ruth A Berg
—
Deed Of Trust
related
—
—
—
Ka-6 Associates LLC
—
Deed Of Trust
related
$6,000,000 · Cbre Multifamily Capital INC
—
—
Berg Trust
—
Deed Of Trust
related
$1,200,000 · Brace International Inv Ltd
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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