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Property profile & analytics
OFF-MARKET
Estimated value
$835,000
Office buildings
12717 Whittier Blvd Whittier, CA 90602-2938
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8488526
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1993
Construction
WOOD
Total area
4,472 SF
Lot
0.16 ac (7,019 SF)
Zoning code
WHC2*
APN
8141-038-005
UPID
US09-8488526
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
-
Luna Staging and Design Interior Design Home Decor Store
-
Nicole Martinez Realtor Real Estate Agency
-
Carolann McGough - IET Real Estate DRE# 02165931 Real Estate Agency
-
Raymond Mendoza @ IET Real Estate ~ DRE # 02125655 Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$845k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$891k
Blend (final)
Blend
$835k
Owner & transaction history
Angeli Investments LLC · 4 yrs held
Angeli Investments LLC
since 2021
Last sale
$825,008
7 recorded transactions
Zoning & alternative use
WHC2* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$850,000
ML approach
$845,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,375,000
Current use
RETAIL STORES
$1,310,000
Change: -5% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,255,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$835k
Range $752k – $919k · ±10% · vs last sale $825k (Dec 9 2021)
Last sale anchor
$825k
Dec 9 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
$187 / 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
$7,520
Tax year 2024
Assessed value
$520,200
Assessed 2024
Previous assessed
$520,200
+0.0% YoY
Effective rate
1.45%
On assessed value
Assessed land
$416,160
Assessed improvement
$104,040
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
Off-Market
Year built
1993
Construction
WOOD
Heating
NONE
Stories
1
Bathrooms
7
Total area
4,472 SF
Lot
0.16 ac (7,019 SF)
Zoning code
WHC2*
APN
8141-038-005
UPID
US09-8488526
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
$1.4M
RETAIL STORES
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.3M
OFFICE BUILDING Current
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
1993
Construction
WOOD
Heating
NONE
Stories
1
Bathrooms
7
Lot
0.16 ac
Current owner
From public records · entity-resolved
Angeli Investments LLC
Entity
Mailing address
8542 FLORENCE AVE, DOWNEY, CA 90240-4072
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 21, 2023
—
Anger Investments LLC
—
Deed
related
$840,000 · First Class Funding INC
Sep 13, 2022
—
Angeli Investments LLC
—
Deed
related
$700,000 · Jv Real Estate Partners INC
Dec 9, 2021
$825,000
Angeli Investments LLC
Lora Silvio
Grant Deed
$660,000 · Premium Funding
Sep 5, 2019
—
Silvio,leroy Family Trust
Silvio,leroy
Affidavit Of Death
related
—
Sep 15, 2003
—
Silvio,tr
Silvio,leroy
Quit Claim Deed
related
—
Apr 19, 2002
—
Leroy Silvio
Silvio,f M & C M
Quit Claim Deed
related
—
Aug 20, 1992
—
Leroy Silvio
—
Grant Deed
related
$410,000 · Commerce National Bank
Jan 19, 1990
$180,000
David Rego
Gt
Grant Deed
$90,000 · Omni Bank
Jul 6, 1989
$525,000
Raymond Barba
Clifford,walter
Grant Deed
—
—
—
Leroy Silvio
—
Deed Of Trust
related
$352,500 · S & F Home Loans
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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