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Property profile & analytics
OFF-MARKET
Estimated value
$1,650,000
Apartment buildings
12630 Penn St Whittier, CA 90602-1276
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7151108
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1986
Construction
WOOD
Total area
4,925 SF
Lot
0.2 ac (8,856 SF)
Zoning code
WHC0*
APN
8141-005-029
UPID
US09-7151108
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
by Request
CAP Approach
CAP
$1.22M
Comparable Approach
Comparable
$1.65M
Blend (final)
Blend
$1.65M
Owner & transaction history
Maria R Lupo · 1 yrs held
Maria R Lupo
since 2025
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
WHC0* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.2M
+79.7%
Auto repair, garage
$1.9M
+54.3%
Neighborhood: shopping center
$1.8M
+43.2%
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%
$1,320,000
6.5%
$1,220,000
7%
$1,130,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,245,000
Current use
MEDICAL BUILDING
$2,240,000
Change: +80% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,920,000
Change: +54% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,785,000
Change: +43% · Conversion: Difficult
OFFICE BUILDING
$1,515,000
Change: +22% · Conversion: Moderate
RETAIL STORES
$1,440,000
Change: +16% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,380,000
Change: +11% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,070,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$1.65M
Range $1.49M – $1.82M · ±10% · vs last sale $1.86M (Mar 4 2025)
Last sale anchor
$1.86M
Mar 4 2025
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
$335 / 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
$17,570
Tax year 2024
Assessed value
$1,326,533
Assessed 2024
Previous assessed
$1,326,533
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$631,251
Assessed improvement
$695,282
Applied tax rate
6.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1986
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Units
6
Bathrooms
6
Total area
4,925 SF
Lot
0.2 ac (8,856 SF)
Zoning code
WHC0*
APN
8141-005-029
UPID
US09-7151108
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WHC0* · Whittier, CA
Zoning WHC0* · permitted uses
WHC0* · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$1.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.5M
RETAIL STORES
Est. value
$1.4M
WAREHOUSE, STORAGE
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
RETAIL STORES
WAREHOUSE, STORAGE
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
1986
Construction
WOOD
Heating
NONE
Cooling
Yes
Buildings
2
Units
6
Bathrooms
6
Lot
0.2 ac
Current owner
From public records · entity-resolved
Maria R Lupo
Individual
Mailing address
3393 GLENMARK DR, HACIENDA HEIGHTS, CA 91745-6441
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 4, 2025
$1,860,000
Maria R Lupo
S&p Penn Investment LLC
Grant Deed
—
Aug 18, 2009
—
S & P Penn Investment LLC
Hsiao,po-wen
Grant Deed
—
Jan 21, 2009
$1,050,000
Po-wen Hsiao
Chung,kyung S & Woo S
Grant Deed
—
Jan 21, 2009
—
Po-wen Hsiao
Yi,annie K
Quit Claim Deed
related
—
Mar 19, 2003
$665,000
Kyung S Chung
Bogdanoff,tr
Grant Deed
$409,000 · Wilshire State Bank
Nov 12, 1996
—
Bogdanoff Alex P
Bogdanoff,a P & L V
Quit Claim Deed
related
—
Jun 16, 1994
$405,000
Alex P Bogdanoff
Motokawa,miyoko
Grant Deed
$205,000 · First Federal Bank Ca
Feb 29, 1988
—
Miyoko Motokawa
Motok
Quit Claim Deed
related
$300,000 · East West Bank
Feb 29, 1988
$63,000
Nellie Roberts
Villa
Trustees Deed
—
Feb 29, 1988
$535,000
Miyoko Motokawa
Cefal
Trustees Deed
—
—
—
Kyung S Chung
—
Deed Of Trust
related
$1,300,000 · Pacific Commerce 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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