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Property profile & analytics
OFF-MARKET
Estimated value
$3,950,000
Apartment buildings
13704 Franklin St Whittier, CA 90602-1856
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8026917
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1971
Construction
WOOD
Total area
10,353 SF
Lot
0.23 ac (10,004 SF)
Zoning code
WHR4*
APN
8142-001-034
UPID
US09-8026917
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
$3.95M
CAP Approach
CAP
$2.57M
Comparable Approach
Comparable
$3.57M
Blend (final)
Blend
$3.95M
Owner & transaction history
Lakewood40 LLC · 2 yrs held
Lakewood40 LLC
since 2024
Last sale
$4.0M
7 recorded transactions
Zoning & alternative use
WHR4* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.1M
+95.0%
Medical building
$4.7M
+79.7%
Auto repair, garage
$4.0M
+54.3%
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
$3,950,000
ML approach
$3,950,000
CAP Approach
CAP Return
Estimation
6%
$2,775,000
6.5%
$2,565,000
7%
$2,380,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,620,000
Current use
RESTAURANT
$5,110,000
Change: +95% · Conversion: Difficult
MEDICAL BUILDING
$4,705,000
Change: +80% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,040,000
Change: +54% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,750,000
Change: +43% · Conversion: Difficult
OFFICE BUILDING
$3,185,000
Change: +22% · Conversion: Moderate
RETAIL STORES
$3,030,000
Change: +16% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,900,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$3.95M
Range $3.56M – $4.35M · ±10% · vs last sale $3.95M (Jun 24 2024)
Last sale anchor
$3.95M
Jun 24 2024
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
$382 / 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
$60,538
Tax year 2024
Assessed value
$4,837,860
Assessed 2024
Previous assessed
$4,837,860
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$2,902,716
Assessed improvement
$1,935,144
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
1971
Construction
WOOD
Heating
NONE
Cooling
YES
Units
16
Bathrooms
16
Total area
10,353 SF
Lot
0.23 ac (10,004 SF)
Zoning code
WHR4*
APN
8142-001-034
UPID
US09-8026917
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WHR4* · Whittier, CA
Zoning WHR4* · permitted uses
WHR4* · 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
$2.6M
RESTAURANT
Est. value
$5.1M
MEDICAL BUILDING
Est. value
$4.7M
AUTO REPAIR, GARAGE
Est. value
$4.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.8M
OFFICE BUILDING
Est. value
$3.2M
RETAIL STORES
Est. value
$3.0M
WAREHOUSE, STORAGE
Est. value
$2.9M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1971
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
16
Bathrooms
16
Lot
0.23 ac
Current owner
From public records · entity-resolved
Lakewood40 LLC
Entity
Mailing address
24040 E CAMINO DEL AVIONE170, DANA POINT, CA 92629-4005
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 24, 2024
$3,950,000
Lakewood40 LLC
Gilda Collins
Grant Deed
$2,000,000 · Jpmorgan Chase Bank NA
Apr 14, 2022
$4,650,000
Gilda Collins
Jason R Nicholl
Grant Deed
$3,000,000 · Private Mortgage Fund LLC
Jun 17, 2019
—
Jason R Nicholl
—
Deed
related
$2,100,000 · Homestreet Bank
Oct 23, 2018
—
Jason R Nicholl
Hanson,sara L M
Quit Claim Deed
related
—
Oct 23, 2018
$3,750,000
Jason R Nicholl
Nanees A Salama
Grant Deed
$2,405,000 · Private Mortgage Fund LLC
Apr 1, 2015
—
Salama Family Trust
Salama Family Trust
Quit Claim Deed
related
—
Jan 24, 2013
—
Salama Family Trust
Salama,brigitte
Quit Claim Deed
related
—
Oct 6, 2011
—
Brigitte Salama
Salama Family Trust
Quit Claim Deed
related
—
Jan 14, 2005
—
Salama Ahmed
Salama Ahmed
Intrafamily Transfer
related
$1,265,000 · Washington Mutual Bank Fa
Apr 12, 2002
$1,200,000
Ahmed Salama
Kneubuhler Trust
Grant Deed
$720,000 · Jackson Federal Bank
Apr 21, 1993
—
Kneubuhler Ernest
—
Deed Of Trust
related
—
Sep 22, 1989
—
Ernest Kneubuhler
Unknown
Grant Deed
related
—
—
—
Salama Family Trust
—
Deed Of Trust
related
$1,575,000 · Affinity 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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