New search
Property profile & analytics
OFF-MARKET
Estimated value
$2,670,000
Office buildings
12474 Washington Blvd, Whittier, CA 90602-1005
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8297459
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1974
Construction
WOOD
Total area
7,507 SF
Lot
0.65 ac (28,332 SF)
Zoning code
WHCO*
APN
8170-033-009
UPID
US09-8297459
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
-
Dr. D O. Cotton, MD Physician
-
Frankie Cotton, MD Gym & Fitness Center Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.70M
Comparable Approach
Comparable
$1.79M
Blend (final)
Blend
$2.67M
Owner & transaction history
Central Neighborhood Health Foundat · 1 yrs held
Central Neighborhood Health Foundat
since 2025
Last sale
$3.1M
7 recorded transactions
Zoning & alternative use
WHCO* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.7M
+60.5%
Medical building
$3.4M
+47.9%
Auto repair, garage
$2.9M
+27.0%
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%
$2,915,000
6.5%
$2,695,000
7%
$2,500,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,310,000
Current use
RESTAURANT
$3,705,000
Change: +60% · Conversion: Moderate
MEDICAL BUILDING
$3,415,000
Change: +48% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,930,000
Change: +27% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,720,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$2,200,000
Change: -5% · Conversion: Moderate
WAREHOUSE, STORAGE
$2,105,000
Change: -9% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,900,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$2.67M
Range $2.40M – $2.94M · ±10% · vs last sale $3.10M (Nov 5 2024)
Last sale anchor
$3.10M
Nov 5 2024
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
$356 / 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
$17,633
Tax year 2024
Assessed value
$1,265,829
Assessed 2024
Previous assessed
$1,265,829
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$967,151
Assessed improvement
$298,678
Applied tax rate
3.0000
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
1974
Construction
WOOD
Heating
NONE
Stories
1
Total area
7,507 SF
Lot
0.65 ac (28,332 SF)
Zoning code
WHCO*
APN
8170-033-009
UPID
US09-8297459
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WHCO* · Whittier, CA
Zoning WHCO* · permitted uses
WHCO* · 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
$2.3M
RESTAURANT
Est. value
$3.7M
MEDICAL BUILDING
Est. value
$3.4M
AUTO REPAIR, GARAGE
Est. value
$2.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.7M
RETAIL STORES
Est. value
$2.2M
WAREHOUSE, STORAGE
Est. value
$2.1M
INDUSTRIAL (GENERAL)
Est. value
$1.9M
OFFICE BUILDING Current
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1974
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.65 ac
Current owner
From public records · entity-resolved
Central Neighborhood Health Foundat
Individual
Mailing address
5030 CHESEBRO RD STE #202, AGOURA HILLS, CA 91301-2283
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Nov 4, 2025
—
Central Neighborhood Heath Foundati
—
Deed
related
$2,379,100 · First Pacific Bank
Feb 5, 2025
$3,100,000
Central Neighborhood Health Foundat
Lotus Assets LLC
Grant Deed
$2,385,000 · Lotus Asset LLC
Mar 15, 2018
—
Lotus Assets LLC
—
Deed
related
$330,000 · California Statewide Certified
Jul 27, 2016
$1,112,500
Lotus Assets LLC
Progressive Properties LP
Grant Deed
$710,943 · Bank Of The West
Aug 21, 2012
—
Progressive Properties LP
Moiseiff John Trust
Grant Deed
—
Jan 4, 2012
—
Slevkoff Jacob Trust
Progressive Alliance Invs LP
Grant Deed
—
Feb 11, 2010
—
Progressive Alliance Investments Li
John R Halliday
Grant Deed
$480,000 · Us Bank NA
Aug 9, 2007
—
Phelan Regina V Trust
Halliday,john R
Grant Deed
—
Jan 19, 2006
—
John R Halliday
Phelan Regina V Trust
Grant Deed
—
Dec 27, 2005
—
John R Halliday
Phelan Regina V Trust
Grant Deed
—
Dec 29, 1994
—
Phelan,regina V Tr Et Al
—
Deed Of Trust
related
—
Apr 1, 1993
—
Phelan,regina V Tr Et Al
—
Deed Of Trust
related
—
Mar 17, 1993
—
Phelan,regina V Tr Et Al
—
Deed Of Trust
related
—
Dec 17, 1992
—
Phelan,regina V Tr Et Al
—
Deed Of Trust
related
—
Apr 8, 1992
—
Halliday Marie P Tr Et Al
—
Deed Of Trust
related
—
—
—
Progressive Properties LP
—
Deed Of Trust
related
$432,698 · Us Bk
—
—
Phelan Regina V Trust
—
Deed Of Trust
related
$20,000 · Hillcrest Bible Ch/orange Cnty
—
—
Lotus Assets LLC
—
Deed Of Trust
related
$330,000 · California Statewide Certified
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 12474 Washington Blvd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
