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Property profile & analytics
OFF-MARKET
Estimated value
$770,000
Retail space
13117 Philadelphia St Whittier, CA 90601-4302
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0140500
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1989
Construction
TILT-UP CONCRETE
Total area
2,848 SF
Lot
0.07 ac (3,040 SF)
Zoning code
WHC2UD*
APN
8139-016-009
UPID
US10-0140500
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
-
Beverly Hills Breast Institute Medical Clinic Hospital
-
VENCER – ENTERTAINMENT Artist
-
Natalie Rose Financial & Notary Services Financial Advisor
-
Poet Tutoring Tutoring Service
-
Av7 Business Solutions Business Administration Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$970k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$770k
Owner & transaction history
Michelle Leblanc · 1 yrs held
Michelle Leblanc
since 2024
7 recorded transactions
Zoning & alternative use
WHC2UD* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+33.3%
Neighborhood: shopping center
$1.0M
+23.7%
Office building
$875,000
+5.0%
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%
$1,050,000
6.5%
$970,000
7%
$900,000
Alternative Use
Use
Estimation
RETAIL STORES
$835,000
Current use
AUTO REPAIR, GARAGE
$1,110,000
Change: +33% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,030,000
Change: +24% · Conversion: Moderate
OFFICE BUILDING
$875,000
Change: +5% · Conversion: Easy
WAREHOUSE, STORAGE
$800,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$770k
Range $693k – $847k · ±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
$270 / 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
$14,270
Tax year 2024
Assessed value
$1,040,400
Assessed 2024
Previous assessed
$1,040,400
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$832,320
Assessed improvement
$208,080
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1989
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
2,848 SF
Lot
0.07 ac (3,040 SF)
Zoning code
WHC2UD*
APN
8139-016-009
UPID
US10-0140500
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
RETAIL STORES Current
Est. value
$835,000
AUTO REPAIR, GARAGE
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.0M
OFFICE BUILDING
Est. value
$875,000
WAREHOUSE, STORAGE
Est. value
$800,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1989
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.07 ac
Current owner
From public records · entity-resolved
Michelle Leblanc
Individual
Free & Clear · 1 yrs held
Mailing address
8024 GREENLEAF AVEN, WHITTIER, CA 90602-2109
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Jul 11, 2025
—
Jason Moreno
—
Deed
related
$250,000 · Paula Pena
Oct 2, 2024
—
Michelle Leblanc
Michelle Leblanc Gutierrez
Deed
—
Sep 4, 2024
—
Michelle Leblanc Gutierrez
Jason Moreno
Intrafamily Transfer
related
$1,416,250 · Harvest Commercial Capital LLC
Sep 22, 2023
—
Michelle Leblanc Gutierrez
Jason Moreno
Intrafamily Transfer
related
—
Sep 15, 2023
—
Michelle Leblanc
Carlyle Corporation
Grant Deed
$1,337,500 · Jeffrey Hall Ira
Mar 6, 2023
—
Carlyle Corporation
—
Deed
related
$275,000 · Mckenna Duggan Family Living Trust
Dec 9, 2022
—
Michelle Leblanc
—
Deed
related
$75,000 · Legacy Equity Partners LLC
Feb 23, 2022
$500,000
Michelle Leblanc
Katsuhiko J Saito
Grant Deed
$450,000 · Thomas Mkenna
Feb 23, 2022
—
Michelle Leblanc
—
Deed
related
$458,000 · Katsuhiko Saito
Mar 14, 2011
$485,000
Katsuhiko J Saito
June Ann Reese
Grant Deed
$266,750 · Embarcadero Bank
—
—
Katsuhiko J Saito
—
Loan Modification
related
—
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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