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Property profile & analytics
OFF-MARKET
Estimated value
$2,895,000
Office buildings
12456 Washington Blvd Whittier, CA 90602-1005
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US09-8233142
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1957
Construction
WOOD
Total area
13,116 SF
Lot
0.97 ac (42,069 SF)
Zoning code
WHC2YY
APN
8170-033-001
UPID
US09-8233142
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
-
Medvin Clinical Research Whittier CA - Paid Clinical Research & Trials Los Angeles Research Institute
-
Gilbert F. Gelfand, M.D. Physician
-
Amicus Arthritis & Osteoporosis Center Medical Clinic
-
Dr. Rania M. Shammas, MD Physician
-
Tien-I Karleen Su, M.D. Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.77M
Blend (final)
Blend
$2.90M
Owner & transaction history
Apex Investment LLC · 7 yrs held
Apex Investment LLC
since 2018
7 recorded transactions
Zoning & alternative use
WHC2YY · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$4.8M
+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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,035,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$4,750,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$3,840,000
Change: -5% · Conversion: Moderate
WAREHOUSE, STORAGE
$3,675,000
Change: -9% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$3,320,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$2.90M
Range $2.61M – $3.18M · ±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
$221 / 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
$41,098
Tax year 2024
Assessed value
$3,193,443
Assessed 2024
Previous assessed
$3,193,443
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$1,542,039
Assessed improvement
$1,651,404
Applied tax rate
13.0000
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
1957
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Total area
13,116 SF
Lot
0.97 ac (42,069 SF)
Zoning code
WHC2YY
APN
8170-033-001
UPID
US09-8233142
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WHC2YY · Whittier, CA
Zoning WHC2YY · permitted uses
WHC2YY · 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
$4.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.8M
RETAIL STORES
Est. value
$3.8M
WAREHOUSE, STORAGE
Est. value
$3.7M
INDUSTRIAL (GENERAL)
Est. value
$3.3M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
WAREHOUSE, STORAGE
INDUSTRIAL (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
1957
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
0.97 ac
Current owner
From public records · entity-resolved
Apex Investment LLC
Entity
Mailing address
PO BOX 661484, ARCADIA, CA 91066-1484
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 2, 2019
—
Apex Investment LLC
—
Deed
related
$1,360,000 · Eastern Int'l Bk
Jun 3, 2019
—
Apex Investment LLC
—
Deed
related
$600,000 · Eastern Int'l Bk
Nov 1, 2018
$5,550,000
Apex Investment LLC
Whitter Medical LLC
Grant Deed
$1,360,000 · Eastern International Bank
Aug 28, 2014
—
Whittier Medical LLC
9841 Black Canyon LLC
Quit Claim Deed
related
$1,365,000 · Jpmorgan Chase Bank NA
Aug 28, 2014
$2,100,000
9841 Black Canyon LLC
Walton Vivienne E
Grant Deed
—
Mar 15, 1999
—
Phelan,regina V Tr
—
Deed Of Trust
related
—
Apr 8, 1996
—
Delamadrid,ramon & Luz B Co-tru
Snyder,w C & A C
Grant Deed
related
—
May 29, 1992
—
De La Madrid Ramon Tr
—
Deed Of Trust
related
—
—
—
Apex Investment LLC
—
Deed Of Trust
related
$1,360,000 · Eastern Int'l Bk
—
—
Apex Investment LLC
—
Deed Of Trust
related
$600,000 · Eastern Int'l Bk
—
—
Phelan Regina V Tr
—
Deed Of Trust
related
$443,000 · Citizens Business 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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