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Property profile & analytics
OFF-MARKET
Estimated value
$725,000
Apartment buildings
13625 Franklin St Whittier, CA 90602-1815
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8573052
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1969
Construction
WOOD
Total area
3,751 SF
Lot
0.15 ac (6,710 SF)
Zoning code
WHR3YY
APN
8142-001-015
UPID
US09-8573052
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
$930k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$725k
Owner & transaction history
Blessing Flow LLC · 8 yrs held
Blessing Flow LLC
since 2018
7 recorded transactions
Zoning & alternative use
WHR3YY · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.2M
+21.5%
Retail stores
$1.1M
+15.7%
Warehouse, storage
$1.1M
+10.7%
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%
$1,005,000
6.5%
$930,000
7%
$860,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$950,000
Current use
OFFICE BUILDING
$1,155,000
Change: +22% · Conversion: Moderate
RETAIL STORES
$1,100,000
Change: +16% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,050,000
Change: +11% · Conversion: Difficult
COMMERCIAL (GENERAL)
$815,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$725k
Range $653k – $798k · ±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
$193 / 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
$20,874
Tax year 2024
Assessed value
$1,624,391
Assessed 2024
Previous assessed
$1,624,391
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$1,046,801
Assessed improvement
$577,590
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1969
Construction
WOOD
Heating
NONE
Cooling
YES
Units
7
Bathrooms
7
Total area
3,751 SF
Lot
0.15 ac (6,710 SF)
Zoning code
WHR3YY
APN
8142-001-015
UPID
US09-8573052
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WHR3YY · Whittier, CA
Zoning WHR3YY · permitted uses
WHR3YY · 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
$950,000
OFFICE BUILDING
Est. value
$1.2M
RETAIL STORES
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$815,000
APARTMENT HOUSE (5+ UNITS) Current
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
1969
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
7
Bathrooms
7
Lot
0.15 ac
Current owner
From public records · entity-resolved
Blessing Flow LLC
Entity
Mailing address
3579 E FOOTHILL BLVDPMB707, PASADENA, CA 91107-3119
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
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 29, 2021
—
Blessing Flow LLC
—
Deed
related
$800,000 · Axos Bank
Jan 22, 2018
$589,000
Blessing Flow LLC
Relock Family Trust
Grant Deed
—
May 19, 2017
$1,294,000
Relock Family Trust
Michel Family Trust
Grant Deed
$861,000 · Michel Family Living Tr (pt)
Feb 9, 2015
—
Michel Family Living Trust
Michel,german B & Teresa
Quit Claim Deed
related
—
Jul 1, 1999
—
German B Michel
Michel,m
Quit Claim Deed
related
—
Jan 16, 1996
—
German B Michel
Michel,g B & T
Quit Claim Deed
related
—
Sep 1, 1989
$432,000
Michel German B&
Pac
Trustees Deed
$270,000 · American Savings Bank
—
—
Michel German B
—
Deed Of Trust
related
$23,000 · Michel Donaciano
—
—
German B Michel
—
Deed Of Trust
related
$32,000 · Assured Investors
—
—
German B Michel
—
Deed Of Trust
related
$300,000 · Bank Of The West
—
—
German B Michel
—
Deed Of Trust
related
$238,000 · United Commercial 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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