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Property profile & analytics
OFF-MARKET
Estimated value
$2,525,000
Assisted living facilities
13250 Philadelphia St Whittier, CA 90601-4312
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9958993
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1988
Construction
TILT-UP CONCRETE
Total area
117,159 SF
Lot
1.5 ac (65,349 SF)
Zoning code
WHC2UD*
APN
8139-020-037
UPID
US09-9958993
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
-
pih building Hospital
-
Merrill Gardens At Chateau Geriatric Care Provider Nursing Home
-
Brookdale Uptown Whittier Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.53M
Owner & transaction history
Cbyw Whittier Propco LP · 9 yrs held
Cbyw Whittier Propco LP
since 2017
3 recorded transactions
Zoning & alternative use
WHC2UD* · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$22 / 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
$368,280
Tax year 2024
Assessed value
$28,770,014
Assessed 2024
Previous assessed
$28,770,014
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$3,567,094
Assessed improvement
$25,202,920
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1988
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Units
149
Total area
117,159 SF
Lot
1.5 ac (65,349 SF)
Zoning code
WHC2UD*
APN
8139-020-037
UPID
US09-9958993
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.
Building & site characteristics
From public records
Year built
1988
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
149
Lot
1.5 ac
Current owner
From public records · entity-resolved
Cbyw Whittier Propco LP
Entity
Mailing address
4500 DORR ST, TOLEDO, OH 43615-4040
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 1, 2026
—
Cbyw Whittier Propco LP
—
Deed
related
$14,700,000 · Keybank USA
Mar 3, 2017
$15,370,000
Cbyw Whittier Propco LP
Mgp Xxxiii LLC
Grant Deed
$17,901,000 · Keybank USA
Aug 1, 2005
—
Mgp Xxxiii LLC
Merrill Gardens LLC
Trustees Deed
$13,794,700 · Red Mtg Cap
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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