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Property profile & analytics
OFF-MARKET
Estimated value
$835,000
Investment properties
8635 Greenleaf Ave Whittier, CA 90602-3208
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6401435
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1905
Total area
3,005 SF
Lot
0.2 ac (8,602 SF)
Zoning code
WHC2*
APN
8165-018-011
UPID
US09-6401435
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
-
Raw Styles Barber Shop
-
Color By Emma Hair Salon
-
Peace Massage Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$710k
CAP Approach
CAP
$935k
Comparable Approach
Comparable
$955k
Blend (final)
Blend
$835k
Owner & transaction history
Marquee Realty LLC
Marquee Realty LLC
since 2026
7 recorded transactions
Zoning & alternative use
WHC2* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.4M
+108.8%
Auto repair, garage
$1.2M
+79.3%
Neighborhood: shopping center
$1.1M
+66.4%
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
$745,000
ML approach
$710,000
CAP Approach
CAP Return
Estimation
6%
$1,015,000
6.5%
$935,000
7%
$870,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$655,000
Current use
MEDICAL BUILDING
$1,365,000
Change: +109% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,175,000
Change: +79% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,090,000
Change: +66% · Conversion: Difficult
OFFICE BUILDING
$925,000
Change: +41% · Conversion: Easy
RETAIL STORES
$880,000
Change: +34% · Conversion: Easy
WAREHOUSE, STORAGE
$840,000
Change: +29% · Conversion: Difficult
Blend value · Realmo final
$835k
Range $752k – $919k · ±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
$278 / 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
$12,833
Tax year 2024
Assessed value
$906,780
Assessed 2024
Previous assessed
$906,780
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$589,560
Assessed improvement
$317,220
Applied tax rate
13.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1905
Heating
FLOOR/WALL FURNACE
Buildings
2
Stories
1
Units
1
Bathrooms
1
Total area
3,005 SF
Lot
0.2 ac (8,602 SF)
Zoning code
WHC2*
APN
8165-018-011
UPID
US09-6401435
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.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$655,000
MEDICAL BUILDING
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
OFFICE BUILDING
Est. value
$925,000
RETAIL STORES
Est. value
$880,000
WAREHOUSE, STORAGE
Est. value
$840,000
COMMERCIAL (GENERAL) Current
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
1905
Heating
FLOOR/WALL FURNACE
Stories
1
Buildings
2
Units
1
Bathrooms
1
Lot
0.2 ac
Current owner
From public records · entity-resolved
Marquee Realty LLC
Entity
Mailing address
2181 S ATLANTIC BLVD #501, COMMERCE, CA 90040-1303
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 18, 2026
—
Marquee Realty LLC
City Edge Realty LLC
Grant Deed
—
Feb 10, 2026
—
City Edge Realty LLC
—
Deed
related
$665,000 · Gbc International Bank
Nov 17, 2022
—
City Edge Realty LLC
Mj United INC
Quit Claim Deed
related
—
Apr 15, 2022
$850,000
Mj United INC
Xiuhua LLC
Grant Deed
$800,000 · Pascal Franck
Oct 13, 2017
—
Xiuhua LLC
—
Deed
related
$410,000 · East West Bank
Jul 15, 2016
$790,000
Xiuhua LLC
May,robert
Grant Deed
—
Apr 21, 2011
—
Robert May
Medina,patricia M
Grant Deed
related
$295,000 · Devone Adam R Retirement Trust
Jun 18, 2004
$410,000
Robert May
Pappas,gregory J
Grant Deed
—
Jun 18, 2004
—
Robert May
May,patricia
Quit Claim Deed
related
—
Jan 30, 2001
—
Gregory J Pappas
—
Grant Deed
related
$130,000 · United Commercial Bank
Feb 1, 1989
—
Callas James
Clad
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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