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Property profile & analytics
OFF-MARKET
Estimated value
$645,000
Investment properties
1117 Foothill Blvd La Canada Flintridge, CA 91011-3254
Entity Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8462276
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1948
Construction
TILT-UP CONCRETE
Total area
2,299 SF
Lot
0.06 ac (2,484 SF)
Zoning code
LFC3*
APN
5812-022-014
UPID
US09-8462276
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
-
LCF Custom Travel Travel Agency
-
La Canada Pest, Inc. Garden Center
-
LCF Investments USA, LLC Tech Support Center IT Consulting Firm
-
Silution Computer & Electronic Repair
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$715k
Comparable Approach
Comparable
$399k
Blend (final)
Blend
$645k
Owner & transaction history
1117 Foothill Associates LLC · 11 yrs held
1117 Foothill Associates LLC
since 2014
6 recorded transactions
Zoning & alternative use
LFC3* · La Canada Flintridge, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+49.7%
Medical building
$1.0M
+47.1%
Office building
$1.0M
+45.2%
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 La Canada Flintridge submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Canada Flintridge 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%
$775,000
6.5%
$715,000
7%
$665,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$710,000
Current use
AUTO REPAIR, GARAGE
$1,065,000
Change: +50% · Conversion: Difficult
MEDICAL BUILDING
$1,045,000
Change: +47% · Conversion: Easy
OFFICE BUILDING
$1,030,000
Change: +45% · Conversion: Easy
RETAIL STORES
$880,000
Change: +24% · Conversion: Easy
WAREHOUSE, STORAGE
$675,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$645k
Range $581k – $710k · ±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
$281 / 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
$15,650
Tax year 2024
Assessed value
$1,355,018
Assessed 2024
Previous assessed
$1,355,018
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$542,007
Assessed improvement
$813,011
Applied tax rate
5.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1948
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
2,299 SF
Lot
0.06 ac (2,484 SF)
Zoning code
LFC3*
APN
5812-022-014
UPID
US09-8462276
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LFC3* · La Canada Flintridge, CAZoning LFC3* · permitted uses
LFC3* · La Canada Flintridge, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$710,000
AUTO REPAIR, GARAGE
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$1.0M
OFFICE BUILDING
Est. value
$1.0M
RETAIL STORES
Est. value
$880,000
WAREHOUSE, STORAGE
Est. value
$675,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1948
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.06 ac
Current owner
From public records · entity-resolved
1117 Foothill Associates LLC
Entity
Mailing address
4932 COMMONWEALTH AVE, LA CANADA FLINTRIDGE, CA 91011-2514
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 23, 2014
$1,200,000
1117 Foothill Associates LLC
Cardet,sandra
Grant Deed
—
Jul 11, 1996
$372,500
Burlison Trust
Grover T Garland Estate
Grant Deed
$335,000 · Seller
Sep 13, 1988
$360,000
Grover T Garland
Evenup
Trustees Deed
—
—
—
1117 Foothill Associates LLC
—
Deed Of Trust
related
$610,000 · Glenn R Pittson
—
—
Burlison Robert C JR & L A Tr
—
Deed Of Trust
related
$275,000 · Brown Grover G & A B Fam Trust
—
—
Robert C Burlison
—
Deed Of Trust
related
$99,999 · Garland Enterprises
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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