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Property profile & analytics
OFF-MARKET
Estimated value
$715,000
Office buildings
12227 Philadelphia St Whittier, CA 90601-3931
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-7776709
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1937
Construction
WOOD
Total area
2,728 SF
Lot
0.16 ac (6,951 SF)
Zoning code
WHM1*
APN
8140-028-005
UPID
US09-7776709
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
-
James R Di Frank Corporation Law Firm
-
Abogados de Accidentes del Pueblo Law Firm
-
Cordova Consulting Home Health Care Service
-
Minko Michael CPA Accounting Firm Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$980k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$715k
Owner & transaction history
Cq Holdings LLC · 4 yrs held
Cq Holdings LLC
since 2021
7 recorded transactions
Zoning & alternative use
WHM1* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+27.0%
Neighborhood: shopping center
$990,000
+17.9%
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%
$1,060,000
6.5%
$980,000
7%
$910,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$840,000
Current use
AUTO REPAIR, GARAGE
$1,065,000
Change: +27% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$990,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$800,000
Change: -5% · Conversion: Moderate
WAREHOUSE, STORAGE
$765,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$715k
Range $644k – $787k · ±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
$262 / 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
$8,631
Tax year 2024
Assessed value
$654,985
Assessed 2024
Previous assessed
$654,985
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$300,452
Assessed improvement
$354,533
Applied tax rate
9.0000
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
1937
Construction
WOOD
Heating
NONE
Cooling
OTHER
Stories
1
Total area
2,728 SF
Lot
0.16 ac (6,951 SF)
Zoning code
WHM1*
APN
8140-028-005
UPID
US09-7776709
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WHM1* · Whittier, CA
Zoning WHM1* · permitted uses
WHM1* · 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
OFFICE BUILDING Current
Est. value
$840,000
AUTO REPAIR, GARAGE
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$990,000
RETAIL STORES
Est. value
$800,000
WAREHOUSE, STORAGE
Est. value
$765,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1937
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Cq Holdings LLC
Entity
Mailing address
12227 PHILADELPHIA ST, WHITTIER, CA 90601-3931
Mailing matches property
Yes
Owner-occupied
Yes
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 24, 2023
—
Cq Holdings LLC
—
Deed
related
$742,000 · Bank Of The West
Dec 16, 2021
—
Cq Holdings LLC
Joseph L Mcneil
Grant Deed
—
Feb 16, 2017
—
Joseph L Mcneil
—
Deed
related
$464,000 · Bank Of The West
Sep 13, 2013
$545,000
Joseph L Mcneil
Difrank,james R
Grant Deed
$496,500 · Sterling Savings Bank
Jul 31, 2001
$230,000
James R Di Frank
Light,ronald W & Barbara A
Grant Deed
$110,000 · Ronald W & Barbara A
Jul 31, 2001
—
James R Difrank
Difrank,l
Quit Claim Deed
related
—
—
—
Joseph L Mcneil
—
Deed Of Trust
related
$464,000 · Bank Of The West
—
—
James R Di Frank
—
Deed Of Trust
related
$200,000 · Wells Fargo 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.
Try Rey
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