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Property profile & analytics
OFF-MARKET
Estimated value
$4,365,000
Retail space
9400 Whittier Blvd Pico Rivera, CA 90660-2833
Entity Owned
21-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6785789
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1988
Construction
TILT-UP CONCRETE
Total area
17,520 SF
Lot
1.09 ac (47,285 SF)
Zoning code
PRP*
APN
6376-001-055
UPID
US09-6785789
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
-
Freedom Construction Service Pico Rivera Construction Company General Contractor
-
Dr. Hesam Shahoveisi Dental Office
-
Dr. Krystyna Bartkowski Dental Office
-
Nova Dental Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.97M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.37M
Owner & transaction history
94-20 Northern Blvd Realty Corp · 21 yrs held
94-20 Northern Blvd Realty Corp
since 2005
5 recorded transactions
Zoning & alternative use
PRP* · 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%
$6,460,000
6.5%
$5,965,000
7%
$5,535,000
Alternative Use
Use
Estimation
RETAIL STORES
$6,715,000
Current use
COMMERCIAL (GENERAL)
$5,415,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$4.37M
Range $3.93M – $4.80M · ±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
$249 / 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
$62,835
Tax year 2024
Assessed value
$4,773,009
Assessed 2024
Previous assessed
$4,773,009
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$2,512,111
Assessed improvement
$2,260,898
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1988
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
17,520 SF
Lot
1.09 ac (47,285 SF)
Zoning code
PRP*
APN
6376-001-055
UPID
US09-6785789
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
PRP* · Pico Rivera, CA
Zoning PRP* · permitted uses
PRP* · 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
RETAIL STORES Current
Est. value
$6.7M
COMMERCIAL (GENERAL)
Est. value
$5.4M
RETAIL STORES Current
COMMERCIAL (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
1988
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.09 ac
Current owner
From public records · entity-resolved
94-20 Northern Blvd Realty Corp
Entity
Mailing address
18149 WAKECREST DR, MALIBU, CA 90265-5614
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 27, 2005
—
94-20 Northern Blvd Realty Corp
Northern Trust Bank Of Ca NA
Grant Deed
$2,250,000 · Pacific Capital Bank NA
Jun 10, 2004
—
Eric D Berkowitz
Berkowitz,eric D
Quit Claim Deed
related
—
Oct 29, 2003
—
Northern Trust Bank Of Ca
Berkowitz,tr
Grant Deed
related
—
Dec 3, 1997
—
Berkowitz,marion Trustee
Berkowitz M Trustee,
Quit Claim Deed
related
—
—
—
Berkowitz Trust
—
Deed Of Trust
related
$2,100,000 · Pacific Crest 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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