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Property profile & analytics
FOR LEASE
Office buildings
12501 Philadelphia St 2 Whittier, CA 90601
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8297846
For Lease
1 / 2
$2,650,000
12501 Philadelphia St,Unit 2, Whittier, CA 90601
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1971
Construction
WOOD
Total area
6,946 SF
Lot
0.15 ac (6,471 SF)
Zoning code
WHC2*
APN
8139-010-031
UPID
US09-8297846
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
$2.73M
CAP Approach
CAP
$2.49M
Comparable Approach
Comparable
$2.09M
Blend (final)
Blend
$2.65M
Owner & transaction history
Melinda Estrada · 4 yrs held
Melinda Estrada
since 2021
Last sale
$2.7M
7 recorded transactions
Zoning & alternative use
WHC2* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.4M
+60.5%
Medical building
$3.2M
+47.9%
Auto repair, garage
$2.7M
+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
$2,740,000
ML approach
$2,725,000
CAP Approach
CAP Return
Estimation
6%
$2,700,000
6.5%
$2,490,000
7%
$2,315,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,135,000
Current use
RESTAURANT
$3,425,000
Change: +60% · Conversion: Moderate
MEDICAL BUILDING
$3,160,000
Change: +48% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,710,000
Change: +27% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,515,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$2,035,000
Change: -5% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,945,000
Change: -9% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,760,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$2.65M
Range $2.39M – $2.92M · ±10% · vs last sale $2.65M (Nov 10 2021)
Last sale anchor
$2.65M
Nov 10 2021
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
$382 / 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
$16,891
Tax year 2024
Assessed value
$1,144,440
Assessed 2024
Previous assessed
$1,144,440
+0.0% YoY
Effective rate
1.48%
On assessed value
Assessed land
$832,320
Assessed improvement
$312,120
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
OFFICE BUILDING
Status
For Lease
Year built
1971
Construction
WOOD
Heating
NONE
Stories
1
Total area
6,946 SF
Lot
0.15 ac (6,471 SF)
Zoning code
WHC2*
APN
8139-010-031
UPID
US09-8297846
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WHC2* · Whittier, CA
Zoning WHC2* · permitted uses
WHC2* · 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
$2.1M
RESTAURANT
Est. value
$3.4M
MEDICAL BUILDING
Est. value
$3.2M
AUTO REPAIR, GARAGE
Est. value
$2.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.5M
RETAIL STORES
Est. value
$2.0M
WAREHOUSE, STORAGE
Est. value
$1.9M
INDUSTRIAL (GENERAL)
Est. value
$1.8M
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
1971
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Melinda Estrada
Individual
Mailing address
8032 MILLERGROVE DR, WHITTIER, CA 90606-3023
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 10, 2021
$2,650,000
Melinda Estrada
Hector Alvarado
Grant Deed
$2,385,000 · Enterprise Bank & Trust
Nov 10, 2021
—
Melinda Estrada
Jose Arevalo
Intrafamily Transfer
related
$2,385,000 · Enterprise Bank & Trust
Jun 21, 2019
—
Hector Alvarado
Alvarado,hector
Quit Claim Deed
related
$340,000 · Scalini Fernando A Trust (pt)
Sep 12, 2017
—
Hector Alvarado
—
Deed
related
$156,350 · Kevin M Kirkpatrick
Mar 9, 2012
—
Hector Alvarado
Alvarado,hector & Michelle
Quit Claim Deed
related
—
Dec 16, 2003
$295,000
Hector Alvarado
Castillo,juana H
Grant Deed
related
$607,750 · Juana H Castillo
Dec 15, 2003
$295,000
Hector Alvarado
Castillo,juana H
Grant Deed
related
$288,750 · Juana H Castillo
Sep 18, 1992
—
Hagentorn Andre V Co Tr
—
Deed Of Trust
related
—
Mar 26, 1992
$325,000
Andre Hagentorn
La Mimosa Corp
Grant Deed
$275,000 · Seller
Jan 29, 1991
—
La Mimosa Corp
Ardalani Saeed
Grant Deed
$503,192
—
—
Hector Alvarado
—
Deed Of Trust
related
$156,350 · Kevin M Kirkpatrick
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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