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Property profile & analytics
OFF-MARKET
Estimated value
$990,000
Office buildings
12727 Philadelphia St, Whittier, CA 90601-4054
Individually Owned
~
Est. High Equity
Property ID
US09-6899749
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1920
Construction
TILT-UP CONCRETE
Total area
4,453 SF
Lot
0.11 ac (4,834 SF)
Zoning code
WHC2UD*
APN
8139-012-011
UPID
US09-6899749
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
-
United Capital Realty Real Estate Agency
-
Mario Francisco Guzman: Primerica - Financial Services Financial Advisor
-
Martin Romulo Flores: Primerica - Financial Services Financial Advisor
-
InMark Media Marketing & Advertising Advertising Agency
-
ILA Foundation Charitable Organization Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$990k
Owner & transaction history
George Lartundo
George Lartundo
since 2025
7 recorded transactions
Zoning & alternative use
WHC2UD* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.6M
+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
$1,370,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,615,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$1,305,000
Change: -5% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,245,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$990k
Range $891k – $1.09M · ±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
$222 / 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
$12,664
Tax year 2024
Assessed value
$864,523
Assessed 2024
Previous assessed
$864,523
+0.0% YoY
Effective rate
1.46%
On assessed value
Assessed land
$446,206
Assessed improvement
$418,317
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1920
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
4,453 SF
Lot
0.11 ac (4,834 SF)
Zoning code
WHC2UD*
APN
8139-012-011
UPID
US09-6899749
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WHC2UD* · Whittier, CA
Zoning WHC2UD* · permitted uses
WHC2UD* · 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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
RETAIL STORES
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.2M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
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
1920
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.11 ac
Current owner
From public records · entity-resolved
George Lartundo
Individual
Mailing address
3144 WINTON RD, ROCHESTER, NY 14623-2981
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 15, 2025
—
George Lartundo
Carmen Conde Lartundo
Deed
related
—
May 1, 2024
—
Mmg Investments V LLC
Pacific Premier Bank
Assignment Of Agreement Of Sale
—
Apr 6, 2018
—
Carmen C Lartundo
Lartundo,carlos
Quit Claim Deed
related
—
Apr 6, 2018
$945,000
Carmen L Lartundo
Dario Mendez
Grant Deed
—
Jan 11, 2017
—
Dario Mendez
—
Deed
related
$32,500 · Mario Padilla
Aug 16, 2007
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
$550,000 · Spectrum Bank
Jul 23, 1999
$425,000
Dario Mendez
Rasmussen,douglas M & Nadene L
Grant Deed
$63,750 · Seller
May 8, 1996
$155,000
Rasmussen,douglas M
Rasmussen Trust
Trustees Deed
related
—
—
—
Mendez,dario
—
Deed Of Trust
related
$300,000 · Jesus M Sanchez
—
—
Dario Mendez
—
Deed Of Trust
related
$321,750 · Jackson Federal Bank
—
—
Dario Mendez
—
Deed Of Trust
related
$32,500 · Mario Padilla
—
—
Dario Mendez
—
Deed Of Trust
related
$320,000 · Jackson Federal 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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