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Property profile & analytics
OFF-MARKET
Estimated value
$4,070,000
Community centers
9050 Whittier Blvd Pico Rivera, CA 90660-2410
Individually Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8228842
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1988
Construction
WOOD
Total area
14,772 SF
Lot
1.2 ac (52,452 SF)
Zoning code
PR CPD
APN
6377-003-033
UPID
US09-8228842
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
-
West Coast Dental of Pico Rivera Dental Office
-
Karen E. Martinez Dental Office
-
Edward Constantine Terzian Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.39M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.07M
Owner & transaction history
Crossroads Plaza Limited Partnershi · 5 yrs held
Crossroads Plaza Limited Partnershi
since 2021
7 recorded transactions
Zoning & alternative use
PR CPD · Pico Rivera, 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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$5,835,000
6.5%
$5,385,000
7%
$5,000,000
Blend value · Realmo final
$4.07M
Range $3.66M – $4.48M · ±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
$276 / 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
$79,826
Tax year 2024
Assessed value
$5,795,171
Assessed 2024
Previous assessed
$5,795,171
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$891,570
Assessed improvement
$4,903,601
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1988
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
14,772 SF
Lot
1.2 ac (52,452 SF)
Zoning code
PR CPD
APN
6377-003-033
UPID
US09-8228842
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
PR CPD · Pico Rivera, CA
Zoning PR CPD · permitted uses
PR CPD · 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.
Building & site characteristics
From public records
Year built
1988
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.2 ac
Current owner
From public records · entity-resolved
Crossroads Plaza Limited Partnershi
Individual
Free & Clear · 5 yrs held
Mailing address
2620 2ND AVE, SEATTLE, WA 98121-1212
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 14, 2021
—
Crossroads Plaza Limited Partnershi
—
Deed
related
$23,000,000 · Zb NA
Mar 22, 2021
—
Crossroads Plaza Limited Partnershi
Crossroads Plaza Limited Partnershi
Deed
related
—
Oct 3, 2019
—
Crossroads Plaza LP
—
Loan Modification
related
$9,000,000 · Nevada St Bk
Sep 12, 2019
—
Crossroads Plaza LP
Trf Crossroads LLC
Quit Claim Deed
—
Aug 29, 2003
—
Trf Crossroads LLC
Crossroads Plaza LP
Quit Claim Deed
related
$10,500,000 · Key Bank NA
—
—
Crossroads Plaza LP
—
Deed Of Trust
related
—
—
—
Trf Crossroads LLC
—
Deed Of Trust
related
$9,000,000 · Nevada State Bank
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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