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Property profile & analytics
OFF-MARKET
Estimated value
$970,000
Investment properties
9310 Painter Ave Whittier, CA 90605-2727
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US09-7251669
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1981
Construction
WOOD
Total area
4,510 SF
Lot
0.4 ac (17,323 SF)
Zoning code
LCC1*
APN
8167-017-008
UPID
US09-7251669
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$724k
Blend (final)
Blend
$970k
Owner & transaction history
Tantra Investments LLC · 18 yrs held
Tantra Investments LLC
since 2008
7 recorded transactions
Zoning & alternative use
LCC1* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.4M
+41.2%
Retail stores
$1.3M
+34.5%
Warehouse, storage
$1.3M
+28.6%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$980,000
Current use
OFFICE BUILDING
$1,385,000
Change: +41% · Conversion: Easy
RETAIL STORES
$1,320,000
Change: +34% · Conversion: Easy
WAREHOUSE, STORAGE
$1,265,000
Change: +29% · Conversion: Difficult
Blend value · Realmo final
$970k
Range $873k – $1.07M · ±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
$215 / 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
$17,392
Tax year 2024
Assessed value
$1,369,686
Assessed 2024
Previous assessed
$1,369,686
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$901,427
Assessed improvement
$468,259
Applied tax rate
12.0000
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
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1981
Construction
WOOD
Heating
NONE
Stories
1
Units
2
Total area
4,510 SF
Lot
0.4 ac (17,323 SF)
Zoning code
LCC1*
APN
8167-017-008
UPID
US09-7251669
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC1* · Whittier, CA
Zoning LCC1* · permitted uses
LCC1* · 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
$980,000
OFFICE BUILDING
Est. value
$1.4M
RETAIL STORES
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.3M
COMMERCIAL (GENERAL) Current
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
1981
Construction
WOOD
Heating
NONE
Stories
1
Units
2
Lot
0.4 ac
Current owner
From public records · entity-resolved
Tantra Investments LLC
Entity
Mailing address
9310 PAINTER AVE, WHITTIER, CA 90605-2727
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 11, 2008
$995,000
Tantra Investments LLC
Aldana,antonio & Evelia
Grant Deed
$696,500 · United Pacific Bank
Jun 12, 2002
$266,000
Antonio Aldana
Seashore Diversified Inv Corp
Grant Deed
related
$115,350 · Seashore Diversified Inv Corp
Jun 9, 1999
—
Inv Seashore
Seashore,bed Breakfast
Quit Claim Deed
related
—
Aug 5, 1998
$100,000
Cactus Curtain Investments
Santa Fe Group Investments INC
Grant Deed
—
Jun 22, 1994
—
Santa Fe Group Invs&jose
Santa Fe Group,
Quit Claim Deed
related
—
—
—
Cactus Curtain Investments
—
Deed Of Trust
related
$340,000 · Bank Of Whittier
—
—
Seashore Investment Co
—
Deed Of Trust
related
$75,000 · Rommel Trust
—
—
Antonio Aldana
—
Deed Of Trust
related
$126,000 · Brownstone Mortgage Capital
—
—
Seahore Diversified Investment
—
Deed Of Trust
related
$100,000 · William S Biddle
—
—
Antonio Aldana
—
Deed Of Trust
related
$297,500 · Brownstone Mortgage Corp
—
—
Antonio Aldana
—
Deed Of Trust
related
$250,000 · Mortgage Loan Solutions LLC
—
—
Santa Fe Group Inv INC
—
Deed Of Trust
related
$425,000 · Santa Fe National Bank
—
—
Investment Seashore
—
Deed Of Trust
related
$351,000 · Highland Federal Bank
—
—
Tantra Investments LLC
—
Deed Of Trust
related
$670,000 · Union Bank
—
—
Seashore Investment Co
—
Deed Of Trust
related
$408,000 · Individual
—
—
Santa Fe Group I
—
Deed Of Trust
related
$47,914 · Santa Fe National Bank
—
—
Santa Fe Group I
—
Deed Of Trust
related
$100,000 · Santa Fe National Bank
—
—
Santa Fe Group Investments INC
—
Deed Of Trust
related
$364,000 · Foothill Independent 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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