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Property profile & analytics
OFF-MARKET
Estimated value
$9,485,000
Medical Office Space
8135 Painter Ave Whittier, CA 90602-3158
Entity Owned
16-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6448078
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1986
Construction
STEEL FRAME
Total area
41,259 SF
Lot
1.63 ac (71,146 SF)
Zoning code
WHR2
APN
8142-033-072
UPID
US09-6448078
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
-
Lowe & Rossopoulos Dental Specialists | Dentist In Whittier Dental Office
-
Rossopoulos Evangelos DDS Dental Office Physician
-
Exer Urgent Care - Whittier Medical Clinic
-
Tongie Scott, MD Physician
-
Lopex Sanchez Ob & Gyn Medical: Lopez Susan MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$12.04M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.49M
Owner & transaction history
High Sierra Properties INC · 16 yrs held
High Sierra Properties INC
since 2010
3 recorded transactions
Zoning & alternative use
WHR2 · 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%
$13,040,000
6.5%
$12,035,000
7%
$11,180,000
Blend value · Realmo final
$9.49M
Range $8.54M – $10.43M · ±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
$230 / 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
$134,318
Tax year 2024
Assessed value
$10,985,662
Assessed 2024
Previous assessed
$10,985,662
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$4,069,633
Assessed improvement
$6,916,029
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1986
Construction
STEEL FRAME
Heating
NONE
Stories
1
Total area
41,259 SF
Lot
1.63 ac (71,146 SF)
Zoning code
WHR2
APN
8142-033-072
UPID
US09-6448078
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WHR2 · Whittier, CA
Zoning WHR2 · permitted uses
WHR2 · 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
1986
Construction
STEEL FRAME
Heating
NONE
Stories
1
Lot
1.63 ac
Current owner
From public records · entity-resolved
High Sierra Properties INC
Entity
Mailing address
965 SUNNYHILL PL, DIAMOND BAR, CA 91765-4634
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 29, 2018
—
High Sierra Props INC
—
Trustees Deed
related
$5,050,000 · Wells Fargo Bk
Apr 30, 2010
$9,000,000
High Sierra Properties INC
Whittier Intercommunity Medica
Grant Deed
$6,000,000 · Shanghai Commercial Bank Ltd
Nov 30, 1994
—
Whittier Intercommunity Medica
—
Deed Of Trust
related
$5,200,000 · Metlife Capital 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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