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Property profile & analytics
OFF-MARKET
Estimated value
$35,490,000
Theaters & concert halls
8540 Whittier Blvd Pico Rivera, CA 90660-2520
Entity Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9019202
Property profile
Verified
Property type
Theaters & concert halls
Use group
THEATER (MOVIE)
Year built
2008
Construction
TILT-UP CONCRETE
Total area
80,019 SF
Lot
4.2 ac (182,935 SF)
Zoning code
PRIL*
APN
6348-022-084
UPID
US09-9019202
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
-
Cinépolis Cinemas Cinema Theater & Performing Art Venue
-
Volta Charging Station Electric Vehicle Charging Station
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$32.59M
Blend (final)
Blend
$35.49M
Owner & transaction history
8540 Whittier Blvd Invtrs LLC · 7 yrs held
8540 Whittier Blvd Invtrs LLC
since 2019
Last sale
$37.5M
5 recorded transactions
Zoning & alternative use
PRIL* · Pico Rivera, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$52.1M
+105.1%
Neighborhood: shopping center
$48.7M
+91.7%
Auto repair, garage
$37.0M
+45.7%
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
$34,375,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
THEATER (MOVIE)
$25,400,000
Current use
RESTAURANT
$52,110,000
Change: +105% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$48,700,000
Change: +92% · Conversion: Difficult
AUTO REPAIR, GARAGE
$37,010,000
Change: +46% · Conversion: Difficult
MEDICAL BUILDING
$36,375,000
Change: +43% · Conversion: Difficult
OFFICE BUILDING
$35,890,000
Change: +41% · Conversion: Difficult
RETAIL STORES
$30,665,000
Change: +21% · Conversion: Difficult
COMMERCIAL (GENERAL)
$24,725,000
Change: -3% · Conversion: Difficult
Blend value · Realmo final
$35.49M
Range $31.94M – $39.04M · ±10% · vs last sale $37.50M (Feb 10 2025)
Last sale anchor
$37.50M
Feb 10 2025
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
$444 / 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
$313,852
Tax year 2024
Assessed value
$24,082,154
Assessed 2024
Previous assessed
$24,082,154
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$4,421,829
Assessed improvement
$19,660,325
Applied tax rate
7.0000
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
Theaters & concert halls
Use group
THEATER (MOVIE)
Status
Off-Market
Year built
2008
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
80,019 SF
Lot
4.2 ac (182,935 SF)
Zoning code
PRIL*
APN
6348-022-084
UPID
US09-9019202
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
PRIL* · Pico Rivera, CA
Zoning PRIL* · permitted uses
PRIL* · 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
THEATER (MOVIE) Current
Est. value
$25.4M
RESTAURANT
Est. value
$52.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$48.7M
AUTO REPAIR, GARAGE
Est. value
$37.0M
MEDICAL BUILDING
Est. value
$36.4M
OFFICE BUILDING
Est. value
$35.9M
RETAIL STORES
Est. value
$30.7M
COMMERCIAL (GENERAL)
Est. value
$24.7M
THEATER (MOVIE) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
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
2008
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
4.2 ac
Current owner
From public records · entity-resolved
8540 Whittier Blvd Invtrs LLC
Entity
Free & Clear · 7 yrs held
Mailing address
2425 E CAMELBACK RD STE #750, PHOENIX, AZ 85016-4261
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 16, 2019
—
8540 Whittier Blvd Invtrs LLC
8540 Whittier Blvd Invtrs LLC
Quit Claim Deed
related
—
Mar 1, 2016
$36,000,000
8540 Whittier Boulevard Invest
Showprop Pico Rivera LLC
Grant Deed
—
Dec 28, 2006
—
Showprop Pico Rivera LLC
Owner Name Unavailable
Grant Deed
related
$24,900,000 · Jp Morgan Chase Bk
—
—
Showprop Pico Rivera LLC
—
Deed Of Trust
related
—
—
—
8540 Whittier Boulevard Invest
—
Deed Of Trust
related
$25,000,000 · 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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