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Property profile & analytics
OFF-MARKET
Estimated value
$1,445,000
Office buildings
8825 Whittier Blvd Pico Rivera, CA 90660-2657
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6261125
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1988
Construction
WOOD
Total area
5,120 SF
Lot
0.21 ac (8,933 SF)
Zoning code
PRCG*
APN
6374-021-026
UPID
US09-6261125
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
-
Fatima Anees MD Physician
-
Ernesto Magdaleno Physician
-
Hye Rin Cho Medical Clinic
-
Elmer Herrera Foster Care Service Social Service Agency
-
Nona Ahankoob Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.49M
CAP Approach
CAP
$1.84M
Comparable Approach
Comparable
$974k
Blend (final)
Blend
$1.45M
Owner & transaction history
Pico Rivera Property LLC · 5 yrs held
Pico Rivera Property LLC
since 2021
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
PRCG* · Pico Rivera, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.4M
+3.1%
Medical building
$2.3M
+1.4%
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 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
$1,460,000
ML approach
$1,490,000
CAP Approach
CAP Return
Estimation
6%
$1,990,000
6.5%
$1,835,000
7%
$1,705,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,295,000
Current use
AUTO REPAIR, GARAGE
$2,370,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$2,325,000
Change: +1% · Conversion: Easy
RETAIL STORES
$1,960,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$1.45M
Range $1.30M – $1.59M · ±10% · vs last sale $1.42M (Jun 15 2021)
Last sale anchor
$1.42M
Jun 15 2021
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
$282 / 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
$2,302
Tax year 2024
Assessed value
$1,506,914
Assessed 2024
Previous assessed
$1,506,914
+0.0% YoY
Effective rate
0.15%
On assessed value
Assessed land
$451,013
Assessed improvement
$1,055,901
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1988
Construction
WOOD
Heating
NONE
Stories
1
Total area
5,120 SF
Lot
0.21 ac (8,933 SF)
Zoning code
PRCG*
APN
6374-021-026
UPID
US09-6261125
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
OFFICE BUILDING Current
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$2.4M
MEDICAL BUILDING
Est. value
$2.3M
RETAIL STORES
Est. value
$2.0M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
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
1988
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.21 ac
Current owner
From public records · entity-resolved
Pico Rivera Property LLC
Entity
Mailing address
14550 HAYNES ST, VAN NUYS, CA 91411-1613
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 15, 2021
—
Pico Rivera Property LLC
Michael Rasekhi
Grant Deed
—
Jun 15, 2021
$1,420,000
Southern California Medical Center
Pico Rivera Property LLC
Grant Deed
—
Oct 14, 2004
—
Pico Rivera Property LLC
Rasekhi,mohammed H
Grant Deed
related
—
Oct 7, 2003
—
Rasekhi-busheri,tr
Rasekhi,mohammad H & Sheila G
Quit Claim Deed
related
—
Mar 25, 1997
$310,000
Mohammed H Rasekhi
Eastern International Bank
Grant Deed
$217,000 · Eastern International Bank
Nov 25, 1996
$350,000
Eastern International Bank
Lin,chin I
Trustees Deed
related
—
Mar 29, 1991
$750,000
Lin,chin I & Dal
Morgan Peter H
Trustees Deed
$450,000 · Eastern International Bank
—
—
Chin I Lin
—
Deed Of Trust
related
$30,000 · Saehan Bank
—
—
Chin I Lin
—
Deed Of Trust
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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