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Property profile & analytics
OFF-MARKET
Estimated value
$1,250,000
Super regional malls
8330 Painter Ave Whittier, CA 90602-3071
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-8488011
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1992
Construction
WOOD
Total area
7,775 SF
Lot
0.28 ac (12,269 SF)
Zoning code
WHC2*
APN
8164-001-086
UPID
US09-8488011
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
-
China Wok Express Restaurant
-
Quad Cleaners (Bike/Boat/Book/etc) Store
-
WW Studio Whittier Weight Loss Service Wellness Center
-
Dr. Kyung Ok Yoon Dental Office
-
World Burgers Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.71M
Blend (final)
Blend
$1.25M
Owner & transaction history
Areg Brixton Qaw Tic Owner LLC
Areg Brixton Qaw Tic Owner LLC
since 2026
6 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.25M
Range $1.13M – $1.38M · ±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
$161 / 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
$20,160
Tax year 2024
Assessed value
$1,258,233
Assessed 2024
Previous assessed
$1,258,233
+0.0% YoY
Effective rate
1.60%
On assessed value
Assessed land
$312,952
Assessed improvement
$945,281
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1992
Construction
WOOD
Heating
NONE
Stories
1
Units
5
Total area
7,775 SF
Lot
0.28 ac (12,269 SF)
Zoning code
WHC2*
APN
8164-001-086
UPID
US09-8488011
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
1992
Construction
WOOD
Heating
NONE
Stories
1
Units
5
Lot
0.28 ac
Current owner
From public records · entity-resolved
Areg Brixton Qaw Tic Owner LLC
Entity
Mailing address
5973 AVENIDA ENCINAS STE #300, CARLSBAD, CA 92008-4479
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 27, 2026
$1,000,000
Areg Brixton Qaw Tic Owner LLC
Quad At Whittier LLC
Grant Deed
$65,000,000 · Wells Fargo Bank NA
Oct 11, 2016
—
The Quad At Whittier LLC
Trc Mm LLC
Quit Claim Deed
related
$70,100,000 · Goldman Sachs Mortgage Co
Aug 14, 2001
—
Gms Five LLC
—
Deed Of Trust
related
$90,400,000 · Massachusetts Mutual Life Ins
Dec 27, 1996
—
Gms Realty LLC
—
Deed Of Trust
related
—
—
—
Trc Mm LLC
—
Loan Modification
related
$200,000,000 · Miscellaneous Ins Co
—
—
Trc Mm LLC
—
Loan Modification
related
$200,000,000 · Miscellaneous Ins Co
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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