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Property profile & analytics
OFF-MARKET
Estimated value
$2,490,000
Apartment buildings
8309 Santa Fe Spgs Rd Whittier, CA 90606-2738
Trust Owned
~
Est. High Equity
Property ID
US09-8438120
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1971
Construction
WOOD
Total area
7,161 SF
Lot
0.26 ac (11,524 SF)
Zoning code
WHR4*
APN
8170-032-017
UPID
US09-8438120
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.78M
Comparable Approach
Comparable
$2.48M
Blend (final)
Blend
$2.49M
Owner & transaction history
Barrera Family Trust
Barrera Family Trust
since 2026
Last sale
$2.9M
7 recorded transactions
Zoning & alternative use
WHR4* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.5M
+99.5%
Medical building
$3.3M
+83.8%
Auto repair, garage
$2.8M
+57.8%
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%
$1,920,000
6.5%
$1,775,000
7%
$1,645,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,770,000
Current use
RESTAURANT
$3,535,000
Change: +99% · Conversion: Difficult
MEDICAL BUILDING
$3,255,000
Change: +84% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,795,000
Change: +58% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,595,000
Change: +47% · Conversion: Difficult
OFFICE BUILDING
$2,200,000
Change: +24% · Conversion: Moderate
RETAIL STORES
$2,095,000
Change: +18% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,005,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$2.49M
Range $2.24M – $2.74M · ±10% · vs last sale $2.86M (Feb 26 2026)
Last sale anchor
$2.86M
Feb 26 2026
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
$348 / 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
$25,584
Tax year 2024
Assessed value
$2,003,274
Assessed 2024
Previous assessed
$2,003,274
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$796,478
Assessed improvement
$1,206,796
Applied tax rate
3.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1971
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
10
Bathrooms
11
Total area
7,161 SF
Lot
0.26 ac (11,524 SF)
Zoning code
WHR4*
APN
8170-032-017
UPID
US09-8438120
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WHR4* · Whittier, CA
Zoning WHR4* · permitted uses
WHR4* · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.8M
RESTAURANT
Est. value
$3.5M
MEDICAL BUILDING
Est. value
$3.3M
AUTO REPAIR, GARAGE
Est. value
$2.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.6M
OFFICE BUILDING
Est. value
$2.2M
RETAIL STORES
Est. value
$2.1M
WAREHOUSE, STORAGE
Est. value
$2.0M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1971
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
10
Bathrooms
11
Lot
0.26 ac
Current owner
From public records · entity-resolved
Barrera Family Trust
Trust
Mailing address
PO BOX 6477, WHITTIER, CA 90609-6477
Ownership since
2026
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
Feb 26, 2026
$2,855,000
Barrera Family Trust
John Felikian
Grant Deed
—
Feb 26, 2026
—
John Felikian
F5 Sfs Road LLC
Deed
related
—
Mar 26, 2021
—
F5 Sfs Road LLC
—
Deed
related
$1,700,000 · Jpmorgan Chase Bank NA
Sep 1, 2016
$1,760,000
F5 Sfs Road LLC
Michele Marie Winningham
Grant Deed
$1,320,000 · Jpmorgan Chase Bank NA
Aug 23, 2016
—
R & M Winningham Trust
R/m Winningham Trust
Quit Claim Deed
related
—
Aug 19, 2016
—
Winningham,r & M Family Trust
Winningham R/m Trust
Quit Claim Deed
related
—
Jul 6, 2016
—
Winningham,r & M Trust
—
Deed
related
$173,617 · Michele M Winningham
Dec 7, 2009
—
Winningham R/m Family Trust
Winningham,robert C & Michele M
Quit Claim Deed
related
—
Nov 24, 2009
—
Robert C Winningham
Winningham,robert
Quit Claim Deed
related
—
Apr 29, 2008
—
Robert Winningham
Winningham,robert & Carol
Quit Claim Deed
related
—
May 4, 2007
—
Carol Winningham
Winningham,carol
Quit Claim Deed
related
—
Dec 31, 2003
$1,130,909
Robert Winningham
Gaetke,tr
Grant Deed
—
Jan 16, 2003
—
Eskilden,tr
Eskilden,tr
Quit Claim Deed
related
—
Jan 15, 2003
—
Gaetke,tr
Web Services Co INC
Quit Claim Deed
related
$125,000 · La Jolla Savings Bank
Apr 21, 2000
—
Eskildsen,susan L Trustee
Gaetke B M Trustee,
Quit Claim Deed
related
—
—
—
Winningham,r & M Trust
—
Deed Of Trust
related
$173,617 · Michele M Winningham
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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