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Property profile & analytics
OFF-MARKET
Estimated value
$715,000
Retail space
8313 Whittier Blvd Pico Rivera, CA 90660-2523
Individually Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6261075
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1947
Construction
WOOD
Total area
1,632 SF
Lot
0.07 ac (3,186 SF)
Zoning code
PRCG*
APN
6347-026-005
UPID
US09-6261075
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
-
Clout Clinic Pico Rivera Medical Clinic
-
A & C Bike Shop (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$725k
CAP Approach
CAP
$555k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$715k
Owner & transaction history
Cindy Deisy Mendoza · 2 yrs held
Cindy Deisy Mendoza
since 2023
Last sale
$710,000
7 recorded transactions
Zoning & alternative use
PRCG* · Pico Rivera, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$995,000
+58.8%
Auto repair, garage
$755,000
+20.7%
Medical building
$740,000
+18.6%
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 Pico Rivera submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pico Rivera 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
$720,000
ML approach
$725,000
CAP Approach
CAP Return
Estimation
6%
$600,000
6.5%
$555,000
7%
$515,000
Alternative Use
Use
Estimation
RETAIL STORES
$625,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$995,000
Change: +59% · Conversion: Moderate
AUTO REPAIR, GARAGE
$755,000
Change: +21% · Conversion: Difficult
MEDICAL BUILDING
$740,000
Change: +19% · Conversion: Difficult
OFFICE BUILDING
$730,000
Change: +17% · Conversion: Easy
COMMERCIAL (GENERAL)
$505,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$715k
Range $644k – $787k · ±10% · vs last sale $710k (Sep 21 2023)
Last sale anchor
$710k
Sep 21 2023
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
$438 / 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
$7,138
Tax year 2024
Assessed value
$550,766
Assessed 2024
Previous assessed
$550,766
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$202,690
Assessed improvement
$348,076
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1947
Construction
WOOD
Heating
NONE
Stories
1
Total area
1,632 SF
Lot
0.07 ac (3,186 SF)
Zoning code
PRCG*
APN
6347-026-005
UPID
US09-6261075
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
PRCG* · Pico Rivera, CA
Zoning PRCG* · permitted uses
PRCG* · Pico Rivera, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pico Rivera. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$625,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$995,000
AUTO REPAIR, GARAGE
Est. value
$755,000
MEDICAL BUILDING
Est. value
$740,000
OFFICE BUILDING
Est. value
$730,000
COMMERCIAL (GENERAL)
Est. value
$505,000
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
COMMERCIAL (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
1947
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.07 ac
Current owner
From public records · entity-resolved
Cindy Deisy Mendoza
Individual
Free & Clear · 2 yrs held
Mailing address
8172 EVERGREEN AVE, SOUTH GATE, CA 90280-2110
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 21, 2023
—
Cindy Deisy Mendoza
Ammisaddai Mendoza
Intrafamily Transfer
related
—
May 21, 2021
$710,000
Ammisaddai Mendoza
Jorge Arreola
Grant Deed
—
Nov 6, 2018
$395,000
Jorge Arreola
De Reyes Guadalupe M Trust
Grant Deed
$276,500 · De Reyes Guadalupe M Tr (pt)
Oct 22, 2010
—
Dereyes Guadalupe M Trust
Reyes,guadalupe M
Quit Claim Deed
related
—
Jun 1, 2010
—
Guadalupe M Reyes
Reyes,guadalupe M
Quit Claim Deed
related
—
Aug 16, 2004
—
Guadalupe M Reyes
Reyes,guadalupe M
Quit Claim Deed
related
—
Mar 24, 1969
—
Juan Reyes
—
Grant Deed
related
—
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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