Foothill Boulevard Storefronts with
For Sale
$4,195,000
2912 - 2916 Foothill Boulevard, La Crescenta, CA 91214
La Crescenta building with storefronts, parking, and recent upgrades.
Property Size9,314 SF
Price / SF$450.40
Days on Market172
Property Features for 2912 - 2916 Foothill Boulevard
General Information
Standard status
Active
Size
9,314 SF
Class
C
Property subtype
Office/Retail
Building Details
Building Size
9,314 SF
Year Built
1954
Listing Agency:
Stevenson Real Estate Services; 818-956-7001
(626) 826-2431
Listed By:
Kris Hons · License #CalDRE #01807261
(626) 826-2431
Source:
Stevensonrealestate
Added: Mar 6
Changed: Aug 24
Last Checked: Aug 24 at 5:10AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Stevenson Real Estate Services; 818-956-7001
Investment Insights
Based on property information with market context.
This property features three storefronts on Foothill Boulevard, totaling approximately 6,001 square feet as measured by Laser Tech. Additionally, there are three spaces off the alley, totaling approximately 3,313 square feet. The property includes adjacent parking striped for fourteen cars, including one accessible space. Recent upgrades include a new roof in 2023 and new air conditioning in 2024. An existing pole sign is also present. The property is located in the foothills of La Crescenta, situated between Ramsdell and Glenwood, making it a desirable location for an owner-user.
Key Highlights
- New roof (2023)
- New air conditioning (2024)
- Adjacent parking striped for 14 cars
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$206,068
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.91%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$4,121,360
$4.1M
Cap Rate 7%
$2,943,829
$2.9M
Cap Rate 9%
$2,289,644
$2.3M
Market Conditions
NOI Build-Up for 9,314 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$315.2K $33.84/SF
− Vacancy
−$20.8K −$2.23/SF
EGI
$294.4K $31.61/SF
− OpEx
−$88.3K −$9.48/SF
NOI
$206.1K $22.12/SF
Area
Los Angeles County, CA
Vacancy
6.60%
Lease Rate
$33.84 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$4,121,360
Cap Rate 7%
$2,943,829
Cap Rate 9%
$2,289,644
Alternative Uses
Best Use
Retail
$2.94M
$2.58M – $3.43M
NOI $206,068 @ 7.0% cap · market cap 4.91%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.99M
$4.36M – $5.82M
NOI $349,068 @ 7.0% cap · market cap 8.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,297
Businesses Nearby
171k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 45%
Groceries 31%
Home Improvements & Furnishings 13%
Office Supplies 7%
Ralphs
Groceries
52,263 visits/mo
0.3 miles
Ace Hardware Of La Crescenta
Home Improvements & Furnishings
20,589 visits/mo
0.4 miles
Shell
Shops & Services
19,548 visits/mo
0.3 miles
Office Depot
Office Supplies
11,381 visits/mo
0.3 miles
Bank of America
Shops & Services
11,130 visits/mo
0.5 miles
Demographics for 91214, CA
31,097
Population
11,092
Households
2.8
Avg Household Size
43
Median Age
59%
College-Educated
97%
High-School Grad
7.3 sq mi
ZIP Area
4,260
Density / Sq Mi
$131,716
Median Household Income
$68,236
Median Earnings
$2,475
Median Rent
$1,088,200
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - La Crescenta building with storefronts, parking, and recent upgrades.
Where is this storefront property located?
The property is located at 2912 - 2916 Foothill Boulevard La Crescenta, CA.
What is the asking price?
The asking price for this property is $4,195,000.
What are key features of this property?
This property features: New roof (2023); New air conditioning (2024); Adjacent parking striped for 14 cars
