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Property profile & analytics
OFF-MARKET
Estimated value
$1,075,000
Office buildings
8644 Norwalk Blvd, Whittier, CA 90606-3402
Individually Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6247025
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1963
Construction
WOOD
Total area
6,920 SF
Lot
0.32 ac (13,726 SF)
Zoning code
LCM1*
APN
8169-026-033
UPID
US09-6247025
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
-
Veterans In Community Services Inc Community Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.02M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.26M
Blend (final)
Blend
$1.08M
Owner & transaction history
Joseph F Fasone
Joseph F Fasone
since 2025
7 recorded transactions
Zoning & alternative use
LCM1* · 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
$945,000
ML approach
$1,015,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,750,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$1.08M
Range $968k – $1.18M · ±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
$155 / 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
$29,146
Tax year 2024
Assessed value
$2,350,000
Assessed 2024
Previous assessed
$2,350,000
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$2,050,000
Assessed improvement
$300,000
Applied tax rate
5.0000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1963
Construction
WOOD
Heating
NONE
Cooling
OTHER
Stories
1
Total area
6,920 SF
Lot
0.32 ac (13,726 SF)
Zoning code
LCM1*
APN
8169-026-033
UPID
US09-6247025
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCM1* · Whittier, CA
Zoning LCM1* · permitted uses
LCM1* · 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
INDUSTRIAL (GENERAL)
Est. value
$1.8M
INDUSTRIAL (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
1963
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.32 ac
Current owner
From public records · entity-resolved
Joseph F Fasone
Individual
Mailing address
14247 CHRISTINE DR, WHITTIER, CA 90605-1531
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Aug 4, 2025
—
Joseph F Fasone
Joseph F Fasone
Deed
—
Jun 9, 2025
—
Joseph F Fasone
—
Deed
related
$751,000 · Southland Economic Development Corporati
Nov 15, 2023
$1,200,000
Joseph F Fasone
Atz Holding LLC
Grant Deed
$915,462 · Heritage Bank Of Commerce
Jun 10, 2021
$830,000
Atz Holdings LLC
8644 Holding LLC
Grant Deed
—
Oct 18, 2018
—
8644 Holdings LLC
—
Deed
related
$650,000 · Ec Capital-oswego LLC
May 16, 2018
$880,000
8644 Holdings LLC
Fk Holding Group LLC
Grant Deed
—
Dec 13, 2017
$530,000
Fk Holdings LLC
Six Points Mgmt Group INC
Quit Claim Deed
related
—
Oct 24, 2017
—
Fk Holdings LLC
—
Deed
related
$500,000 · 6 Points Management Group LLC
Aug 25, 2016
$880,500
Six Points Management Group INC
Veterans In Community Service INC
Grant Deed
$528,000 · Private Mortgage Fund LLC
—
—
Fk Holdings LLC
—
Deed Of Trust
related
$500,000 · 6 Points Management Group LLC
—
—
8644 Holdings LLC
—
Deed Of Trust
related
$650,000 · Ec Capital-oswego LLC
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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