12501 Philadelphia Street
A Redevelopment Opportunity Across Three Parcels in the Western End of Uptown Whittier
$3,950,000
List Price
±0.57 acres
±24,829 SF of land
±8,521 SF
Building area
3 APNs
Separate properties under common ownership
C-2-HO
Zoning with Housing Overlay
Request the Offering Memorandum
The Opportunity
A Mixed-Use Vertical Redevelopment Site
This three-parcel assemblage, located at the corner of Philadelphia Street and Comstock Avenue, is offered under common ownership by Whittier Business Center LLC. Positioned at the western edge of the active Uptown Whittier commercial corridor, the site represents one of the last scalable parcels available for mixed-use redevelopment in the city.
The site is positioned for vertical mixed-use development of up to approximately 20 units with ground-floor retail, under the existing density bonus pathways, including the State Density Bonus Law, AB 2011, and AB 1287. While entitlements progress, the operating multi-tenant executive suites building generates approximately $300,000 in annualized scheduled gross income, carrying maintenance costs during the process.
The site combines walkable location, in-place income coverage, and favorable regulatory frameworks in a single asset that is rarely available in the corridor.
Redevelopment Thesis
Three parcels assembled under a single ownership entity eliminate land consolidation risk — the most common barrier to infill site acquisition.
The C-2-HO zoning and ministerial entitlement pathways create a predictable approval track backed by approved precedents one block away.
Operating income of approximately $300K annualized covers maintenance costs during entitlements.
Investment Highlights
Why This Site
Assembly of Three APNs
Three separate parcels consolidated under common ownership, eliminating the risk of fragmented land acquisition.
C-2-HO Zoning
The housing overlay allows vertical mixed use of up to approximately 20 units with ground-floor retail.
By-Right Entitlement Paths
Access to ministerial approval through the State Density Bonus Law, AB 2011 and AB 1287.
~$300K Annualized Income
Approximately 30 active tenants generate scheduled income, protecting costs during entitlement.
40 Parking Spaces
4.69 per 1,000 SF — a rarity in the Uptown corridor, with 351 additional spaces across the street.
Walk Score of 94
Top decile for walkability. Pedestrian access to retail, civic services, and university education.

Direct redevelopment precedent: Comstock Place (24 townhomes approved in February 2025) one block east · Mosaic Gardens (21 affordable LIHTC units) directly across the street.
Municipal Context
The City's Appetite
The City of Whittier has demonstrated an active appetite for new density in the corridor. The Envision Whittier 2040 General Plan, adopted in October 2021, explicitly calls for higher-density mixed use along this corridor, with implementation zoning amendments in progress. The regulatory framework is not aspirational — it is being executed.
Recent approval precedents in the immediate neighborhood confirm municipal receptivity. Comstock Place, a 24-townhome project approved in February 2025, is one block to the east. Mosaic Gardens in Whittier, a 21-unit affordable LIHTC project at 45 du/ac developed by LINC Housing, is directly across the street.
Olson Homes has separately received approvals for a townhouse project in the southeast submarket. The pattern is consistent: the city is actively approving.
Recent Approval Precedents
Comstock Place
24 townhomes · Approved February 2025 · One block east of the subject site
Mosaic Gardens
21 affordable LIHTC units · 45 du/ac · LINC Housing · Directly across the street
Olson Homes Project
Townhomes approved in the southeast submarket · Consistent municipal approval pattern
Envision Whittier 2040
General Plan adopted October 2021 · Calls for higher-density mixed use in the corridor
Property Data
The Property at a Glance
Financial Performance
Operating Income
$301K
Scheduled Gross Income
Scheduled annualized gross income 2025
$215K
Net Operating Income
Verified actual NOI 2025
5.47%
Capitalization Rate
Cap rate at list price
14.5%
Expense Ratio
Operating expenses (excluding debt service)

The verified actual 2025 data are reconciled with the lease rolls provided by the seller. The full month-by-month lease roll, operating expense schedule, and stabilized projections are available in the Due Diligence package prior to execution of a letter of intent.
Location Context
Location Intelligence
Uptown Whittier is the historic civic and commercial core of the City of Whittier — a submarket of Greater Los Angeles with approximately 87,000 residents in the southeast San Gabriel Valley. The site sits at the western gateway to the corridor, one block from the commercial spine of Greenleaf Avenue.
The one-mile radius reflects an established capture market: approximately 32,800 in population, approximately $89,400 in median household income, and approximately 54% owner-occupied housing — demographic indicators that support demand for market-rate mixed-use housing.
Nearby Landmarks
City of Uptown Whittier Parking Structure — Across the street (351 spaces)
Greenleaf Avenue Retail — 1 block
Whittier Central Park — 2 blocks
Whittier City Hall — 3 blocks
Whittier College — 0.6 miles (1,700 students)
PIH Health Whittier Hospital — 1.1 miles
I-605 Freeway Access — 2.4 miles
Downtown Los Angeles — 14 miles via 605/5
~32,800
Population within 1-mile radius
$89,400
Median household income
54%
Owner-occupied housing
Redevelopment Framework
Density Scenarios
The site is accessible to multiple state regulatory frameworks that offer different density performance profiles. The scenarios below illustrate the range of possible outcomes depending on the title strategy selected by the buyer.

Construction costs, occupancy timeline, market rents, exit capitalization rate, financing, and tax treatment are the responsibility of the buyer's evaluation. Powerhouse Commercial provides only the regulatory framework parameters.
Acquisition Process
Contact and Process
A complete Offering Memorandum, verified financial summary including actual 2025 data and YTD 2026 lease rolls, tenant register, building inspection reports, and the full Due Diligence package are available to qualified buyers upon execution of a confidentiality agreement.
The purchase process is structured for experienced institutional and private buyers in California infill redevelopment. Buyers are expected to be familiar with Los Angeles County title processes and applicable state regulatory frameworks.
Rich Hernandez
CEO, Powerhouse Commercial
powered by eXp Commercial
DRE #01875624
Lupe Estrada
Powerhouse Mortgage
Powerhouse Commercial · powered by eXp Commercial
DRE #01875624 · The information is considered accurate but is not guaranteed. All redevelopment scenarios are illustrative. Financial projections and density parameters must be independently evaluated by the buyer and their advisors.
$3,950,000
List Price
±0.57 Acres
Total Site Area
3 APNs
Assembled Parcels
~20 Units
Maximum Development Potential
Walk Score 94
Top-Decile Walkability
12501 Philadelphia Street, Whittier, CA 90601 · 805-857-4181 · [email protected]